MANUGISTICS GROUP INC
EXHIBIT 10.1
<DOCUMENT>
<TYPE>EX-10.1
<SEQUENCE>3
<FILENAME>w90594exv10w1.htm
<DESCRIPTION>EXHIBIT 10.1
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<P align="right"><FONT size="2">EXHIBIT&nbsp;10.1</FONT>

<P align="center"><FONT size="2"><B>SUBLEASE FOR</B>
</FONT>

<P align="center"><FONT size="2"><B>THERACOM, INC., an Ohio corporation</B>
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<P align="center"><FONT size="2">&nbsp;</FONT>
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<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>



<P align="center"><FONT size="2"><B><U>TABLE OF CONTENTS</U></B>
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<CENTER>
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    <TD><FONT size="1">&nbsp;</FONT></TD>
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    <TD nowrap align="center" colspan="3"><FONT size="1"><B>Page</B></FONT></TD>
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<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">1.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Premises</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">1</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom">
    <TD valign="top"><FONT size="2">2.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Term</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">4</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">3.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Use</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">7</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom">
    <TD valign="top"><FONT size="2">4.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Rent</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">8</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">5.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Deposit</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">9</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom">
    <TD valign="top"><FONT size="2">6.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Operating Expenses and Real Estate Taxes</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">11</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">7.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Rent Escalation</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">12</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom">
    <TD valign="top"><FONT size="2">8.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Assignment and Subletting</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">12</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">9.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Alterations</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">15</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom">
    <TD valign="top"><FONT size="2">10.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U> Liens</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">17</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">11.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Repairs and Maintenance</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">17</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom">
    <TD valign="top"><FONT size="2">12.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Signs and Advertisements</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">18</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">13.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Deliveries and Moving of Subtenant&#146;s Property</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">18</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom">
    <TD valign="top"><FONT size="2">14.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Equipment</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">19</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">15.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Service and Utilities</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">20</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom">
    <TD valign="top"><FONT size="2">16.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Subtenant&#146;s Responsibility for Damage</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">20</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">17.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Right of Entry</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">20</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom">
    <TD valign="top"><FONT size="2">18.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
&#091;Omitted&#093;
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">21</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">19.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Indemnity</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">21</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom">
    <TD valign="top"><FONT size="2">20.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Insurance</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">22</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">21.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Subtenant&#146;s Contractor&#146;s Insurance</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">22</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">22.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Requirements for Subtenant&#146;s Insurance Policies</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">23</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">23.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Liability for Damage</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">24</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">24.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Default of Subtenant</U>
</FONT></TD>


    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">24</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">25.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Waiver</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">27</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">26.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Terms of Prime Lease</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">27</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">27.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Sublease Subject to Prime Lease</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">28</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">28.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Casualty and Condemnation</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">30</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">29.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Right of Sublessor to Cure Subtenant&#146;s Default</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">30</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">30.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Brokers</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">30</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">31.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Notices</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">30</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">32.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Estoppel Certificates</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">31</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">33.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Holding Over</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">32</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">34.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Quiet Enjoyment</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">32</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">35.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>&#091;Omitted&#093;</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">33</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">36.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Parking</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">33</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">37.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Cafeteria</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">33</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">38.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Satellite Dish/Emergency Generator/Conduit Rights</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">33</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD valign="top"><FONT size="2">39.</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
<U>Miscellaneous</U>
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD nowrap align="right" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right" valign="top"><FONT size="2">35</FONT></TD>
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>
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</CENTER>
<P align="center"><FONT size="2">&nbsp;</FONT>
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<P><HR noshade><P>
<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>

<P align="left"><FONT size="2"><B><U>EXHIBITS</U></B>
</FONT>

<CENTER>
<TABLE cellspacing="0" border="0" cellpadding="0" width="100%">
<TR valign="bottom">
    <TD width="7%">&nbsp;</TD>
    <TD width="3%">&nbsp;</TD>
    <TD width="90%">&nbsp;</TD>
</TR>
<TR valign="bottom">
    <TD valign="top"><FONT size="2">A</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Site Plan Showing Premises</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">B</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
List of Licensed FF&#038;E</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
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<TR valign="bottom">
    <TD valign="top"><FONT size="2">C</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Location of Exclusive Dock Area</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">D</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
List of Initial Plans</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">E</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Form of Sublease Consent, Subordination, Non-disturbance and Attornment Agreement</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">F</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Declaration as to Date of Delivery and Acceptance of Possession of Premises</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">G</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Form of Letter of Credit</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">H</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Form of Sublease Guaranty</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">I</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Description of 6509 Equipment</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">J</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Location of Reserved Parking Spaces</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">K</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Location of Generator Area</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">L</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Prime Lease</FONT></TD>
</TR>
</TABLE>
</CENTER>
<P align="center"><FONT size="2">&nbsp;</FONT>
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<P align="center"><FONT size="2"><B><U>SUBLEASE</U></B>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;THIS SUBLEASE is made and entered into as of this 10th day of June, 2003
(the &#147;<U>Effective Date</U>&#148;) by and between MANUGISTICS, INC., a Delaware
corporation, hereinafter called &#147;<U>Sublessor</U>,&#148; and THERACOM, INC., an Ohio
corporation, hereinafter called &#147;<U>Subtenant</U>.&#148;
</FONT>
<P align="center"><FONT size="2"><B><U>WITNESSETH:</U></B>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;WHEREAS, by Office Lease dated December&nbsp;19, 2000, as amended by First
Amendment to Lease dated June&nbsp;14, 2001 (the &#147;<U>First Amendment</U>&#148;) and Second
Amendment to Lease dated March&nbsp;24, 2003 (collectively, the
&#147;<U>Prime Lease</U>&#148;), JOHN
F. JAEGER, TRUSTEE (&#147;<U>Prime Landlord</U>&#148;) leased to Sublessor approximately 282,783
square feet of rentable area (the &#147;<U>Prime Lease Premises</U>&#148;) being the entire
rentable area of Buildings 1, 2 and 3 (said Buildings collectively referred to
as the &#147;<U>Project</U>&#148;) of the Danac Stiles Corporate Office Campus (the &#147;<U>Park</U>&#148;) at
the intersection of Great Seneca Highway and Key West Avenue, at the rent and
upon and subject to the terms and conditions set forth in the Prime Lease; and
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;WHEREAS, Subtenant desires to sublet from Sublessor a portion of the Prime
Lease Premises;
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;NOW, THEREFORE, the parties hereto, for themselves, their successors and
assigns, mutually covenant and agree as follows:
</FONT>
<P align="left"><FONT size="2">1. <U>Premises</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor hereby leases to Subtenant, and Subtenant hereby leases from
Sublessor, for the term and upon the conditions hereinafter provided,
approximately 72,599 square feet of rentable area (the <U>Premises</U>), being the
entire rentable area in the building (Building 3) situated at 9715-C Key West
Avenue, Rockville, Maryland (the &#147;<U>Building</U>&#148;). The Premises is cross-hatched
on the site plan attached hereto and made a part hereof as <U>Exhibit&nbsp;A</U>. The
Building and the land upon which it is situated is referred to as the
&#147;<U>Property</U>&#148;. Subtenant shall also be entitled to the use of the exterior
portions of the Park to the same extent as Sublessor&#146;s rights thereto under the
Prime Lease. Sublessor hereby reserves exclusive use of Buildings 1 and 2 of
the Project, including the lobby areas therein.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant accepts possession of the Premises in its &#147;as is&#148; condition
existing on the date possession is delivered to Subtenant (Sublessor represents
to its actual knowledge that the base building systems are in good working
condition), without requiring any alterations, improvements or decorations to
be made by Sublessor or at Sublessor&#146;s expense, provided, however, that
Sublessor, at Sublessor&#146;s expense, shall remove all furniture, trade fixtures,
tenant equipment and voice and data cabling from the Premises, other than the
furniture, fixtures, equipment and cabling specified on <U>Exhibit&nbsp;B</U> attached
hereto (the &#147;<U>Licensed FF&#038;E</U>&#148;). Sublessor hereby licenses to Subtenant the
Licensed FF&#038;E, for the Term and upon the terms and conditions set forth in this
Sublease. Subtenant represents that it has thoroughly examined the Building
and the Premises and is aware of and accepts the existing condition of the
Building and the Premises.
</FONT>
<P align="center"><FONT size="2">- 1 -</FONT>
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<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If and to the extent Sublessor markets any additional office space in
the Prime Lease Premises for subleasing during the term of this Sublease, then
Sublessor shall first offer such office space to Subtenant at the same terms
and conditions as the Premises, except at the then-prevailing market rent
including appropriate adjustments for market concessions and transaction
expenses for similar space in the Rockville/Gaithersburg submarket. Sublessor
shall deliver to Subtenant written notice (the &#147;<U>First Offer Notice</U>&#148;) of the
size and location of the space (the &#147;<U>First Offer Space</U>&#148;) that Sublessor desires
to market and the market rent and other economic terms and conditions upon
which Sublessor proposes to sublease the First Offer Space. If Subtenant
desires to lease the First Offer Space, then Subtenant shall deliver written
notice of exercise (the &#147;<U>Exercise Notice</U>&#148;) to Sublessor no later than ten (10)
business days following delivery of the First Offer Notice. In such event,
Sublessor and Subtenant shall attempt in good faith to negotiate the economic
terms and conditions for the subleasing of the First Offer Space. If (a)
Subtenant does not timely deliver the Exercise Notice to Sublessor, or (b)
Sublessor and Subtenant do not agree on the economic terms and conditions for
the subleasing of the First Offer Space within ten (10)&nbsp;business days after
delivery of the First Offer Notice, or (c)&nbsp;Sublessor and Subtenant do not
execute an amendment to this Sublease within ten (10)&nbsp;business days after
Sublessor delivers to Subtenant a draft amendment, then Sublessor shall be
entitled to sublease such First Offer Space to any third party at not less than
90% of the base rent set forth in the First Offer Notice. If Sublessor has not
leased the First Offer Space (or is not in bona fide good faith negotiation of
a final lease document for it) within six (6)&nbsp;months after the date of the
First Offer Notice, Sublessor may not then lease the First Offer Space to a
third party or Sublessor affiliate without first reoffering it to Subtenant
using the procedure set forth in this Section. It is expressly understood that
the Sublease Consent/SNDA (as hereinafter defined) shall not apply to any such
First Offer Space subleased by Subtenant, with the result that if the Prime
Lease is terminated prior to the expiration of the Term of this Sublease and
this Sublease is converted into an amended and restated lease between Prime
Landlord and Subtenant (the &#147;<U>Restated Direct Lease</U>&#148;), pursuant to the terms of
the Sublease Consent/SNDA, then this <U>Section&nbsp;1.B</U> shall be null and void and the
Term of this Sublease with respect to any First Offer Space subleased by
Subtenant hereunder shall terminate upon termination of the Prime Lease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall have the right to use both loading docks serving the
Project. Sublessor and Subtenant shall cooperate to share the truck court area
of the Project to accommodate deliveries. So long as Subtenant subleases all
of the rentable area of the Building, Subtenant shall have the option (the
&#147;<U>Exclusive Dock Election</U>&#148;) to have the right to the exclusive use of the
loading dock which does not have the load leveler, as indicated on <U>Exhibit&nbsp;C</U>
(the &#147;<U>Exclusive Dock</U>&#148;) by delivering to Sublessor written notice of the
Exclusive Dock Election within ninety days after the Rent Commencement Date.
If Subtenant timely delivers such a notice, then, (i) Subtenant at its expense
shall be entitled to secure and demise approximately 700 square feet of staging
area adjacent to the Exclusive Dock, as outlined on <U>Exhibit&nbsp;C</U> (the &#147;<U>Exclusive
Dock Area</U>&#148;); (ii) Subtenant shall have exclusive use of the Exclusive Dock and
Exclusive Dock Area at no additional charge or rent hereunder; and
(iii) Subtenant
shall not be entitled to use the other loading dock or area adjacent thereto,
as indicated on <U>Exhibit&nbsp;C</U>. If after making the Exclusive Dock Election
Subtenant subleases less than all of the rentable area in the Building, then
Subtenant shall share the Exclusive Dock and Exclusive Dock Area with other
tenants and occupants of the Building.
</FONT>
<P align="center"><FONT size="2">- 2 -</FONT>
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<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;D.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant, its employees and visitors shall have the right to use the
lobby of Building 2 (the &#147;<U>Building 2 Lobby</U>&#148;) in the Project for the purpose of
pedestrian access to (and from) Building 3 to (and from) the conference
facilities in Buildings 1 and 2 and the parking garage for the Project. The
Building 2 Lobby may be used only in accordance with the provisions of this
<U>Section&nbsp;1.D</U> and in a manner consistent with the professional corporate image
projected by the Building 2 Lobby and Sublessor&#146;s use thereof as of the
Effective Date.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;The following specific rules and regulations (&#147;<U>Lobby Rules</U>&#148;) apply to use
of the Building 2 Lobby: (a)&nbsp;use shall be only in a manner consistent with the
professional corporate image of the Building 2 Lobby; (b)&nbsp;all individuals shall
be dressed in appropriate business attire (which shall be deemed to include
&#147;business casual&#148; attire); (c)&nbsp;individuals shall not congregate or sit, but
shall use the Building 2 Lobby only for ingress and egress; (d)&nbsp;no food or
drink shall be consumed; (e)&nbsp;no loud or boisterous conversation (including on
cell phones) shall be allowed; (f)&nbsp;no cell phone ringers or music (including
personal radios/CDs/tape players, etc. with headphones) shall be allowed; and
(g)&nbsp;no smoking shall be allowed. In addition, the Lobby Rules shall include
such other reasonable rules and regulations promulgated by Sublessor for the
purpose of maintaining the professional corporate image of the Building 2
Lobby, so long as Sublessor delivers to Subtenant written notice of the new
rules at least fifteen (15)&nbsp;days before they are applicable.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor reserves the right to employ temporary or permanent security
practices and procedures (including lockdowns) applicable to all persons using
the Building 2 Lobby as Sublessor in good faith deems reasonably necessary and
prudent in light of then existing security threats or situations. Sublessor
shall deliver to Subtenant such prior notice of such practices and procedures
as is practicable under the circumstances.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor reserves the right to retain exclusive use of the Lobby on a
temporary basis from time to time for special events. Sublessor shall deliver
to Subtenant five (5)&nbsp;business days&#146; prior written notice of each such special
event, provided that if Sublessor&#146;s employees receive less than five (5)
business days&#146; notice of a special event, then Sublessor shall deliver to
Subtenant prior oral or written advice of such special event concurrently with
notice to its employees.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant&#146;s corporate policy shall include adherence to the Lobby Rules,
and Subtenant shall reasonably cooperate with Sublessor in the enforcement
thereof. Subtenant is responsible for providing the Lobby Rules to Subtenant&#146;s
employees and procuring the employees&#146; compliance with the Lobby Rules.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If any individual violates any Lobby Rule (a &#147;<U>Violation</U>&#148;), then Sublessor
shall have the right to require such individual to immediately comply with the
Lobby Rules, and if such individual does not so immediately comply (or is not
in a position to immediately comply, <U>e.g.</U>, appropriate business attire),
Sublessor shall have the right to require such individual to immediately vacate
the Building 2 Lobby and access Building 3 from the exterior. Sublessor shall
use its security guard(s)/lobby attendant(s) for this purpose, and shall
exercise such right in a professional and courteous manner, unless
circumstances dictate otherwise.
</FONT>
<P align="center"><FONT size="2">- 3 -</FONT>
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<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If any employee of Subtenant commits a Violation, Sublessor may deliver
prompt written notice thereof to Subtenant (the &#147;<U>Warning Notice</U>&#148;). If
Sublessor delivers the Warning Notice, then Subtenant promptly shall issue a
verbal warning to such employee. If such employee of Subtenant commits a
Violation within 120&nbsp;days after delivery of the Warning Notice, then Sublessor
may deliver prompt written notice thereof to Subtenant (the &#147;<U>Probation
Notice</U>&#148;). If Sublessor delivers the Probation Notice, then Subtenant shall
promptly issue a written warning to such employee. If such employee of
Subtenant commits a Violation within 120&nbsp;days after delivery of the Probation
Notice, then Sublessor may deliver prompt written notice thereof to Subtenant
(the &#147;<U>Suspension Notice</U>&#148;). If Sublessor delivers the Suspension Notice, then
(a)&nbsp;such employee&#146;s use of the Building 2 Lobby shall be suspended for the 120
day period following delivery of the Suspension Notice (the &#147;<U>Suspension
Period</U>&#148;), and (b)&nbsp;Subtenant shall pay to Sublessor, as liquidated damages, the
amount of Two Thousand Five Hundred Dollars ($2,500.00) (the &#147;<U>Suspension

Payment</U>&#148;), as additional rent under this Sublease due within thirty (30)&nbsp;days
after delivery of the Suspension Notice, provided, however, that if within such
thirty (30)&nbsp;day period Subtenant delivers to Sublessor written evidence that
such employee is no longer working at the Project and will not work at the
Project for the 120&nbsp;day period following delivery of such written evidence,
then, so long as such employee does not work at the Project during such 120&nbsp;day
period, the Suspension Payment with respect to such employee shall be waived.
After delivery of the Suspension Notice, Subtenant shall take such action as
Subtenant deems necessary, in Subtenant&#146;s reasonable judgment, to prevent such
employee&#146;s use of the Building 2 Lobby during the Suspension Period. If such
employee enters or attempts to enter the Building 2 Lobby or commits a
Violation during the Suspension Period, then Sublessor may deliver prompt
written notice thereof to Subtenant (the &#147;<U>Repeated Violation Notice</U>&#148;). If
Sublessor delivers the Repeated Violation Notice, then (a)&nbsp;the Suspension
Period for such employee shall be extended to 120&nbsp;days following delivery of
the Repeated Violation Notice, and (b)&nbsp;Subtenant shall pay to Sublessor, as
liquidated damages, the amount of Ten Thousand Dollars ($10,000.00), as
additional rent under this Sublease due within thirty (30)&nbsp;days after delivery
of the Repeated Violation Notice. If such employee enters or attempts to enter
the Building 2 Lobby or commits a Violation during the extended Suspension
Period, then the provisions of the immediately preceding sentence shall apply
for each such incident with respect to such employee.
</FONT>
<P align="left"><FONT size="2">2. <U>Term</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;The term of this Sublease shall commence on the date (the &#147;<U>Commencement
Date</U>&#148;) that is the later of (i) the date Sublessor obtains and provides to
Subtenant complete copies of the Required Approvals (as hereinafter defined)
and (ii) the date Sublessor delivers possession of the Premises to Subtenant as
required in <U>Section&nbsp;1</U>. The term of this Sublease shall expire on May&nbsp;31, 2012
(the &#147;<U>Expiration Date</U>&#148;). The term of this Sublease and any extensions thereof
shall be referred to as the &#147;<U>Term</U>&#148;. Simultaneously with execution of this
Sublease by Subtenant, Subtenant shall deliver to Sublessor (a)&nbsp;the space
plans, demolition plans and signage plans listed on <U>Exhibit&nbsp;D</U> attached hereto
(collectively, the &#147;<U>Initial Plans</U>&#148;) and (b)&nbsp;the Sublease Consent/SNDA (as
hereinafter defined).
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;It is a condition precedent to Subtenant&#146;s obligations hereunder that the
Required Approvals be obtained. If the Commencement Date has not occurred by
the date which is one hundred twenty (120)&nbsp;days after Subtenant delivers to
Sublessor (a)&nbsp;this Sublease, executed by Subtenant, in form agreed to by
Sublessor and Subtenant, (b)&nbsp;the Sublease Consent/SNDA,
</FONT>
<P align="center"><FONT size="2">- 4 -</FONT>
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<P align="left"><FONT size="2">executed by Subtenant, and (c)&nbsp;the Initial Plans (such date, as extended by
Subtenant Revision Days &#091;as hereinafter defined&#093;, referred to as the
&#147;<U>Cancellation Date</U>&#148;), then (a)&nbsp;this Sublease shall be null and void, (b)
Sublessor shall return to Subtenant the Security Deposit and Monthly Rent paid
by Subtenant, and (c)&nbsp;Sublessor and Subtenant each shall be completely released
and discharged from all obligations of this Sublease and any and all liability
for damages claimed or suffered by the other party in any way related to this
Sublease or the Premises. Subtenant shall incorporate all reasonable revisions
to the Initial Plans requested in writing by Sublessor or Prime Landlord. The
period of time from the delivery of such written request to submittal of the
revised Initial Plans by Subtenant shall be referred to as the &#147;<U>Subtenant
Revision Days</U>.&#148;
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;"<U>Required Approvals</U>&#148; is defined to mean (a)&nbsp;execution by Prime Landlord of
the Sublease Consent/SNDA, (b)&nbsp;Prime Landlord&#146;s and Sublessor&#146;s written consent
to the Initial Plans, and (c)&nbsp;consent in writing to this Sublease by Bank of
America, NA, as required or permitted under the Subordination, Non-Disturbance
and Attornment Agreement between Sublessor, Prime Landlord and Bank of America,
NA, dated December&nbsp;20, 2000. The &#147;<U>Sublease Consent/SNDA</U>&#148; as referenced above
means a separate agreement between Sublessor, Subtenant, and Prime Landlord in
the form of <U>Exhibit&nbsp;E</U> attached to this Sublease, that is a recognition
agreement as contemplated under Section&nbsp;10.1(c) and (d)&nbsp;of the Prime Lease, and
under which Prime Landlord consents to this Sublease, waives its right of
recapture in connection therewith, consents to Subtenant&#146;s use, and approves
the Initial Plans and the location of the Generator Area (as defined below).
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;The &#147;<U>Rent Commencement Date</U>&#148; shall be the earlier of (i)&nbsp;sixty (60)
days following the Commencement Date, or (ii)&nbsp;the date Subtenant commences
business operations in the Premises. When Subtenant accepts possession of the
Premises, Sublessor and Subtenant shall execute the &#147;Declaration as to Date of
Delivery and Acceptance of Possession of Premises,&#148; attached hereto as <U>Exhibit
F</U>, which shall specify the Commencement Date.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;So long as there is no Event of Default (as hereinafter defined) on the
date Subtenant exercises this option to terminate or at any time thereafter to
and including the Termination Date (as hereinafter defined), Subtenant shall
have the one-time right to terminate this Sublease (or terminate this Sublease
with respect to one (1)&nbsp;or two (2)&nbsp;full floors, as described below) effective
as of the last day of a calendar month, no earlier than the last day of the
sixtieth (60th) full calendar month following the Rent Commencement Date, and
no later than the earlier of (a)&nbsp;the last day of the seventy-second (72nd) full
calendar month following the Rent Commencement Date or (b)&nbsp;June&nbsp;30, 2009.
Subtenant may exercise this option to terminate only by delivering to Sublessor
no less than twelve (12)&nbsp;months&#146; prior written notice of termination (the
&#147;<U>Termination Notice</U>&#148;) accompanied by the applicable Termination Payment (as
hereinafter defined). The Termination Date shall be the last day of the
calendar month in with the first (1st) anniversary of the date of delivery of
the Termination Notice occurs. The &#147;<U>Termination Payment</U>&#148; shall be the
following &#147;per rsf amount,&#148; multiplied by the number of rentable square feet of
the Premises being terminated, with respect to a termination effective as of
the last day of the following applicable full calendar month following the Rent
Commencement Date:
</FONT>
<P align="center"><FONT size="2">- 5 -</FONT>
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<CENTER>
<TABLE cellspacing="0" border="0" cellpadding="0" width="100%">
<TR valign="bottom">
    <TD width="28%">&nbsp;</TD>
    <TD width="5%">&nbsp;</TD>
    <TD width="33%">&nbsp;</TD>
    <TD width="1%">&nbsp;</TD>
    <TD width="33%">&nbsp;</TD>
</TR>
<TR valign="bottom">
    <TD nowrap align="center"><FONT size="1"><B>Month</B></FONT></TD>
    <TD><FONT size="1">&nbsp;</FONT></TD>
    <TD nowrap align="center" colspan="3"><FONT size="1"><B>Termination Payment per RSF</B></FONT></TD>
</TR>
<TR valign="bottom">
    <TD nowrap align="center"><HR size="1" noshade></TD>
    <TD><FONT size="1">&nbsp;</FONT></TD>
    <TD colspan="3"><HR size="1" noshade></TD>
</TR>
<TR valign="bottom" bgcolor="#eeeeee">
    <TD align="center"><FONT size="2">60</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">5.19</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD align="center"><FONT size="2">61</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">5.10</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD align="center"><FONT size="2">62</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">5.00</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD align="center"><FONT size="2">63</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">4.91</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD align="center"><FONT size="2">64</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">4.81</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD align="center"><FONT size="2">65</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">4.72</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD align="center"><FONT size="2">66</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>

    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">4.62</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD align="center"><FONT size="2">67</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">4.52</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD align="center"><FONT size="2">68</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">4.42</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD align="center"><FONT size="2">69</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">4.32</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD align="center"><FONT size="2">70</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">4.22</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD align="center"><FONT size="2">71</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">4.12</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom" bgcolor="#eeeeee">
    <TD align="center"><FONT size="2">72</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="right"><FONT size="2">$</FONT></TD>
    <TD align="right"><FONT size="2">4.02</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>
</TABLE>
</CENTER>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;For example, if Subtenant exercises this right to terminate with respect
to 48,399 square feet of rentable area with a Termination Date on the last day
of the sixty-sixth (66th) full calendar month following the Rent Commencement
Date, then the Termination Payment shall be $223,603.38.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant&#146;s one-time right to terminate pursuant to this <U>Section&nbsp;2.C</U> may
be for either (a)&nbsp;the entire Premises, (b)&nbsp;the entire first (1st) floor only,
(c)&nbsp;the entire third (3rd) floor only, (d)&nbsp;the entire first (1st) and second
(2nd) floors only, or (e)&nbsp;the entire second (2nd) and third (3rd) floors only.
Subtenant shall designate in the Termination Notice which of (a) &#150; (e)&nbsp;above
Subtenant elects. If Subtenant fails to so designate one of (a) &#150; (e)&nbsp;above in
the Termination Notice, then the Termination Notice shall be deemed to apply to
the entire Premises.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If Subtenant exercises this option to terminate with respect to the entire
Premises, then the Term shall terminate on the Termination Date with the same
force and effect as if such date were the Expiration Date. If Subtenant
exercises this option to terminate with respect to one (1)&nbsp;or two (2)&nbsp;full
floors only, then (i) the Term with respect to the full floors designated for
termination in the Termination Notice shall terminate on the Termination Date
with the same force and effect as if such date were the Expiration
Date;(ii) the
Term shall continue with respect to the full floor(s) not designated for
termination; (iii) Monthly Rent, Subtenant&#146;s Share of OE/Tax Rent (as hereinafter
defined) and Subtenant&#146;s non-reserved parking spaces shall be
</FONT>
<P align="center"><FONT size="2">- 6 -</FONT>
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<P align="left"><FONT size="2">reduced as of the Termination Date on a pro rata per rentable square foot
basis; (iv)Subtenant&#146;s reserved parking spaces shall be reduced on a pro rata per

rentable square foot basis, as indicated on <U>Exhibit&nbsp;J</U>;
(v) if Subtenant occupies
less than two (2)&nbsp;full floors in the Building, then Subtenant shall not be
entitled to the Exterior Sign and at its expense shall remove the Exterior
Sign; and (vi) if Subtenant occupies less than one (1)&nbsp;full floor in the Building,
then Subtenant shall not be entitled to the Monument Sign and at its expense
shall remove the Monument Sign.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If an uncured Event of Default occurs between the date Subtenant delivers
the Termination Notice and the Termination Date, Sublessor at its option may
rescind the Termination Notice (by delivering written notice of rescission to
Subtenant) and apply the Termination Payment to the payment of rent hereunder,
in which event Subtenant&#146;s right to terminate shall be null and void and the
Term shall continue through the Expiration Date, subject to the terms and
conditions of this Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor agrees that so long as (a)&nbsp;no material Event of Default exists,
and (b)&nbsp;Subtenant does not exercise its right to terminate this Sublease with
respect to the entire Premises as set forth in this <U>Section&nbsp;2.C</U>, then Sublessor
will not exercise its rights granted under <U>Section&nbsp;10</U> of the First Amendment to
terminate the Prime Lease as to the Premises. If Sublessor exercises any
renewal right under <U>Article&nbsp;29</U> of the Prime Lease, Sublessor shall give notice
of the exercise to Subtenant concurrently with delivery of such notice to Prime
Landlord.
</FONT>
<P align="left"><FONT size="2">3. <U>Use</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall use and occupy the Premises solely for general office
and administrative purposes, pharmacy fulfillment/distribution and all other
lawful purposes in connection with Subtenant&#146;s intended use, subject to and in
accordance with the Prime Lease and all applicable zoning and other
governmental regulations. Subtenant shall not use or occupy the Premises for
any unlawful purpose or in any manner that will violate the certificate of
occupancy for the Premises and/or the Building or that will constitute waste,
nuisance or unreasonable annoyance to Sublessor or other tenants or users of
the Park. Subtenant shall comply with all present and future laws (including
court orders and judicial decisions), ordinances (including zoning ordinances
and land use requirements), regulations and orders (including those made by any
public or private agency having authority over insurance rates) (collectively,
&#147;<U>Laws</U>&#148;) concerning the use, occupancy and condition of the Premises and all
equipment, furnishings and improvements therein. If any Law requires an
occupancy or use permit or license for the Premises or the operation of any
business conducted therein, Subtenant at its expense shall obtain and keep
current such permit or license and shall promptly deliver a copy thereof to
Sublessor. Sublessor agrees that if there is space in the Building not
occupied by Subtenant, Sublessor shall not lease or allow occupancy of such
space by a medical office user or a direct competitor of Subtenant.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall pay, before delinquency, any franchise, business, rent
or other taxes that are now or hereafter levied, assessed or imposed upon
Subtenant&#146;s use or occupancy of the Premises, the conduct of Subtenant&#146;s
business at the Premises, or Subtenant&#146;s equipment, fixtures, furnishings,
inventory or personal property. If any such taxes are enacted, changed or
altered so that any of such taxes are levied against Sublessor, or the mode of
collection of such
</FONT>
<P align="center"><FONT size="2">- 7 -</FONT>
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<P align="left"><FONT size="2">taxes is changed so that Sublessor is responsible for collection or
payment of such taxes, then Subtenant shall pay as additional rent due
hereunder the amount of any and all such taxes.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall not cause or permit any Hazardous Materials (as defined
in this <U>Section&nbsp;3.C</U>) to be generated, used, released, stored or disposed of in
or about the Park; provided, however, that Subtenant may use and store
reasonable quantities of such materials as may be necessary for Subtenant to
conduct normal general office operations in the Premises (including fuel for
the Generator), so long as (i)&nbsp;such use and storage complies with all Laws,
(ii)&nbsp;prior to such use and storage, Subtenant provides Sublessor and Prime
Landlord with all applicable Material Safety Data Sheets required by any
governmental agency, and (iii)&nbsp;Subtenant complies with all provisions of the
Prime Lease with respect thereto. &#147;<U>Hazardous Materials</U>&#148; shall mean (a)
&#147;hazardous wastes,&#148; as defined by the Resource Conservation and Recovery Act of
1976, as amended from time to time, (b) &#147;hazardous substances,&#148; as defined by
the Comprehensive Environmental Response, Compensation and Liability Act of
1980, as amended from time to time, (c) &#147;toxic substances,&#148; as defined by the
Toxic Substances Control Act, as amended from time to time, (d) &#147;hazardous
materials,&#148; as defined by the Hazardous Materials Transportation Act, as
amended from time to time, (e)&nbsp;oil or other petroleum products, (f)
chlorofluorocarbons, and (g)&nbsp;any substance whose presence could be detrimental
to any portion of the Park or hazardous to health or the environment.
Subtenant shall promptly remediate in compliance with all Laws any disposal,
release or threatened release of Hazardous Materials within or from the
Premises and, to the extent caused by Subtenant, its agents, employees,
invitees and any party claiming by, through or under Subtenant, any disposal,
release or threatened release of Hazardous Materials outside of the Premises,
provided that Subtenant shall deliver to Sublessor and Prime Landlord no less
than ten (10)&nbsp;days&#146; prior written notice of the intended remediation (including
the intended method of remediation and such further information as Prime
Landlord and/or Sublessor shall reasonably request), and Prime Landlord shall
have the right, exercisable by written notice to Sublessor and Subtenant, to
itself perform, or cause to be performed, such remediation, and Subtenant shall
reimburse Prime Landlord for the actual cost incurred by Prime Landlord in
connection with such remediation.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;D.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;To Sublessor&#146;s actual knowledge without independent investigation, the
Building as of the Effective Date is not in violation of any Laws relating to
the Americans with Disabilities Act of 1990, as amended (and the regulations
promulgated thereunder) (collectively, the &#147;<U>ADA</U>&#148;), Hazardous Materials, or any
applicable life safety code or requirement. For purposes herein, &#147;<U>Sublessor&#146;s
actual knowledge</U>&#148; shall mean to the actual knowledge, without independent
investigation, of Kevin Hammond, Manager of Facilities.
</FONT>
<P align="left"><FONT size="2">4. <U>Rent</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant covenants and agrees to pay to Sublessor rent of any kind or
nature specified in this Sublease, including Monthly Rent (as defined in
<U>Section&nbsp;4.C</U>) and additional rent (as defined in <U>Section&nbsp;4.D</U>). Subtenant&#146;s
obligation to pay rent shall begin on the Rent Commencement Date and shall
accrue until this Sublease expires or is terminated in accordance with its
terms, and all rent so accruing shall continue to remain an obligation of
Subtenant until completely satisfied.
</FONT>
<P align="center"><FONT size="2">- 8 -</FONT>
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<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall make all payments of rent by check, payable to
Sublessor and delivered to c/o Manugistics, Inc., 9715 Key West Avenue,
Rockville, Maryland 20850-3915, Attention: Real Estate Manager, or to such
other party or to such other address as Sublessor may designate from time to
time by written notice to Subtenant, without demand and without deduction,
set-off or counterclaim. If Sublessor at any time or times accepts rent after
it is due and payable, such acceptance shall not excuse delay upon subsequent
occasions, or constitute, or be construed as, a waiver of any or all of
Sublessor&#146;s rights hereunder.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;The base annual rent for the Premises, as of the Rent Commencement
Date, shall be One Million One Hundred Ninety Seven Thousand Eight Hundred
Eighty Three and 50/100ths Dollars ($1,197,883.50) payable in equal monthly
installments of Ninety Nine Thousand Eight Hundred Twenty Three and 63/100ths
Dollars ($99,823.63) each (&#147;<U>Monthly Rent</U>&#148;), subject however to adjustment as
provided in <U>Section&nbsp;7</U>. The term &#147;<U>Monthly Rent</U>&#148; is deemed to mean Monthly Rent
as adjusted pursuant to <U>Section&nbsp;7</U>.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;D.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Monthly Rent as specified above shall be payable in advance on the
first (1st) day of each calendar month during the Term from and after the Rent
Commencement Date, with the first such installment to be paid simultaneously
with the execution of this Sublease by Subtenant and applied as of the Rent
Commencement Date. Subtenant shall also pay to Sublessor with the payment of
Monthly Rent such payments of additional rent provided for in <U>Section&nbsp;6</U>. All
sums, charges, expenses and costs due hereunder by Subtenant (other than
Monthly Rent), including without limitation charges for additional services
provided by Sublessor at Subtenant&#146;s request, shall constitute &#147;<U>additional
rent</U>&#148; under this Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;E.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If the Rent Commencement Date, and therefore the obligation under this
Sublease to pay Monthly Rent hereunder, begins on a day other than the first
day of a calendar month, then Monthly Rent from such date until the first day
of the following calendar month shall be prorated at the rate of one-thirtieth
(1/30th) of Monthly Rent for each day of that month from and including the Rent
Commencement Date, payable in advance, as specified above.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;F.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If Subtenant fails to make any payment of Monthly Rent, additional rent
or any other sum due hereunder within five days after the date such payment is
due and payable (without regard to any grace period specified in <U>Section&nbsp;24)</U>,
then Subtenant shall pay to Sublessor, as additional rent upon demand, a late
charge of five percent (5%) of the amount not timely paid, together with
interest on such payment and late fee at the Interest Rate (as hereinafter
defined), accruing from the date such installment or payment was due and
payable to the date of payment thereof by Subtenant.
</FONT>
<P align="left"><FONT size="2">5. <U>Deposit</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Simultaneously with execution of this Sublease by Subtenant, Subtenant
shall deposit with Sublessor the sum of One Hundred Fifty One Thousand Two
Hundred Forty-Seven and 92/100ths Dollars ($151,247.92) (the &#147;<U>Security
Deposit</U>&#148;), as security for the payment and performance by Subtenant of all of
Subtenant&#146;s obligations, covenants, conditions and agreements under this
Sublease. If an Event of Default occurs, Sublessor shall have the right, but
not the obligation, to use, apply or retain all or any portion of the Security
Deposit for the payment of any Monthly Rent or additional rent in default or
for the payment of any other sum to
</FONT>
<P align="center"><FONT size="2">- 9 -</FONT>
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<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>
<P align="left"><FONT size="2">which Sublessor may become obligated to pay hereunder, or which Sublessor
may incur, by reason of Subtenant&#146;s default. If Sublessor so uses or applies
all or any portion of the Security Deposit, Subtenant shall upon demand deposit
cash with Sublessor in an amount sufficient to restore the Security Deposit to
the full amount set forth above. Sublessor shall not be required to keep the
Security Deposit separate from its general accounts. If Subtenant defaults
under this Sublease, the Security Deposit shall not be deemed liquidated
damages and Sublessor may apply the Security Deposit to reduce Sublessor&#146;s
damages, and such application of the Security Deposit shall not preclude
Sublessor from recovering from Subtenant all additional damages incurred by
Sublessor. Except for early return of the Security Deposit as provided in the
last paragraph of this <U>Section&nbsp;5</U>, the Security Deposit, or so much thereof as
has not been applied by Sublessor, shall be returned, without payment of
interest or other increment for its use, to Subtenant (or at Sublessor&#146;s
option, to the last assignee, if any, of Subtenant&#146;s interest hereunder) within
thirty (30)&nbsp;days after the later of (i)&nbsp;the last day of the Term, (ii)&nbsp;the date
Subtenant vacated the Premises, or (iii)&nbsp;the date Subtenant has fulfilled all
of its obligations hereunder.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;No trust relationship is created between Sublessor and Subtenant regarding
the Security Deposit. Subtenant shall not look to any Mortgagee (as
hereinafter defined) or successor in title to the Premises for accountability
for the Security Deposit unless the Security Deposit has actually been received
by said Mortgagee or successor in title as security for Subtenant&#146;s performance
under this Sublease. Sublessor may deliver the Security Deposit to any
purchaser of Sublessor&#146;s interest in the Premises, and thereupon Sublessor
shall be discharged from any further liability with respect to the Security
Deposit. The term &#147;<U>Mortgagee</U>&#148; as used in this Sublease, shall be the party
having the benefit of a Mortgage (as hereinafter defined) and shall include a
mortgagee-in-possession. The term &#147;<U>Mortgage</U>&#148; as used in this Sublease shall
mean any mortgage, deed of trust or ground lease now or subsequently arising
upon the Premises, Building or Project, and all renewals, extensions,
modifications, recastings or refinancings thereof.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall have the right to deliver to Sublessor an unconditional,
irrevocable commercial letter of credit (the &#147;<U>Letter of Credit</U>&#148;) in
substitution for the cash Security Deposit. The Letter of Credit shall (a)&nbsp;be
in the amount of the Security Deposit as set forth above; (b)&nbsp;be in form and
substance reasonably satisfactory to Sublessor and issued by a federally
insured commercial bank reasonably acceptable to Sublessor located in the
Washington, D.C. metropolitan area (the &#147;<U>Issuer</U>&#148;); (c)&nbsp;be payable in full or
partial draws; (d)&nbsp;expressly provide that it and/or the proceeds thereof are
transferable and assignable (without cost to Sublessor); and (e)&nbsp;shall include
an &#147;evergreen&#148; provision which provides that the Letter of Credit shall be
automatically renewed on an annual basis unless the Issuer delivers sixty (60)
days&#146; prior written notice of non-renewal to Sublessor by nationally recognized
overnight courier with receipt therefor and copy by facsimile, such that the
Letter of Credit remains in effect through the thirtieth (30th) day after the
expiration of the Term (subject to early return of the Security Deposit as
provided in the last paragraph of this <U>Section&nbsp;5</U>). Sublessor hereby approves
the form of letter of credit attached hereto as <U>Exhibit&nbsp;G</U>.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor shall be permitted to draw upon the Letter of Credit in any of
the following circumstances: (i)&nbsp;if an Event of Default (as defined in <U>Section
24</U>) occurs, (ii)&nbsp;if a default under this Sublease occurs and Sublessor is
prevented by applicable law from delivering notice of such default, (iii)&nbsp;if
the Issuer delivers notice of cancellation or non-renewal, and Subtenant does
not
</FONT>
<P align="center"><FONT size="2">- 10 -</FONT>
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<P align="left"><FONT size="2">deliver to Sublessor a replacement Letter of Credit in compliance with the
provisions of this <U>Section&nbsp;5</U> no later than thirty (30)&nbsp;days prior to the
expiration of the Letter of Credit, or (iv)&nbsp;if Subtenant does not deliver to
Sublessor a replacement Letter of Credit in compliance with the provisions of
this <U>Section&nbsp;5</U> within five (5)&nbsp;business days after demand by Sublessor if
Standard and Poor&#146;s (or its successor or comparable &#091;if no successor&#093;) long
term debt rating of the Issuer falls below AA. In the event of a draw,
Sublessor may apply all or a portion of the proceeds thereof necessary to fully
compensate Sublessor under the same terms that Sublessor would be entitled to
apply the Security Deposit and retain the remaining proceeds thereof for the
remainder of the Term as the Security Deposit, and Subtenant upon demand shall
deposit with Sublessor cash or an additional letter of credit meeting the
requirements for the Letter of Credit as set forth in this <U>Section&nbsp;5</U>, in an
amount sufficient to replace the funds so used by Sublessor and the entire
amount shall thereafter be held by Sublessor in cash (and the additional letter
of credit, if applicable). Subtenant may not seek to prevent Sublessor from
drawing on the Letter of Credit, but rather may only seek return of funds in
the event of a wrongful draw.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If the Letter of Credit expires without draw, Subtenant shall within five
(5)&nbsp;business days thereafter deliver to Sublessor a new Letter of Credit in
accordance with the provisions of this <U>Section&nbsp;5</U>.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;So long as there has been no Event of Default in the preceding twelve
calendar months, Sublessor shall return the Security Deposit to Subtenant
within thirty (30)&nbsp;days following the second (2nd) anniversary of the Rent
Commencement Date, and as of that date Subtenant shall have no further
obligation to maintain the Letter of Credit.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Simultaneously with execution of this Sublease by Subtenant, Subtenant
shall cause AdvancePCS, a Delaware corporation, to execute and deliver the
Sublease Guaranty in the form attached hereto as <U>Exhibit&nbsp;H</U>.
</FONT>
<P align="left"><FONT size="2">6. <U>Operating Expenses and Real Estate Taxes</U>.
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Commencing on the Rent Commencement Date and continuing throughout the
Term, Subtenant shall pay to Sublessor, as additional rent under this Sublease,
25.67% (&#147;<U>Subtenant&#146;s Share</U>&#148;) of the amount of additional rent Sublessor is
obligated to pay pursuant to Article&nbsp;5 of the Prime Lease (the &#147;<U>OE/Tax Rent</U>&#148;).
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Commencing with the Rent Commencement Date, and at the beginning of
each year thereafter, Sublessor shall submit to Subtenant a copy of Prime
Landlord&#146;s estimate of Operating Expenses for such year, as received by
Sublessor pursuant to <U>Section&nbsp;5.2</U> of the Prime Lease. Subtenant shall make
monthly installment payments on account of Subtenant&#146;s Share of OE/Tax Rent on
an estimated basis, based on Prime Landlord&#146;s estimate (including any Mid-Year
Adjustment, as defined in <U>Article&nbsp;5</U> of the Prime Lease, as applicable). Each
monthly installment shall be due on the first (1st) day of the month,
commencing on the first (1st) day of the month following the date which is
thirty (30)&nbsp;days after Sublessor delivers Prime Landlord&#146;s estimate to
Subtenant. As of the date of this Sublease, Prime Landlord&#146;s estimate of
OE/Tax Rent is $6.50 per rentable square foot. Accordingly, commencing on the
Rent Commencement Date and until such time as Sublessor delivers to Subtenant a
revised estimate from Prime Landlord, Subtenant shall pay to Sublessor, as additional rent payable
with each installment of
</FONT>
<P align="center"><FONT size="2">- 11 -</FONT>
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<P align="left"><FONT size="2">Monthly Rent, estimated payments on account of
Subtenant&#146;s Share of OE/Tax Rent, in the amount of Thirty Nine Thousand Three
Hundred Twenty Four and 46/100ths Dollars ($39,324.46) per month.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor shall submit to Subtenant a copy of each annual
reconciliation statement received from Prime Landlord pursuant to <U>Section&nbsp;5.3</U>
of the Prime Lease, together with a similar statement with respect to
Subtenant&#146;s Share of OE/Tax Rent. If the statement indicates an overpayment,
Sublessor shall refund the excess, without interest, to Subtenant with delivery
of the statement, or shall credit the excess against the next installment(s) of
Rent due under this Sublease. With respect to any annual reconciliation
statement, Sublessor, at Subtenant&#146;s request, shall exercise its rights to
inspect and/or audit Prime Landlord&#146;s books and records pursuant to <U>Section&nbsp;5.8</U>
of the Prime Lease, on Subtenant&#146;s behalf and at Subtenant&#146;s risk, but only so
long as Subtenant delivers to Sublessor written notice of the action(s)
Subtenant desires Sublessor to take under the Prime Lease within ninety (90)
days after Sublessor delivers to Subtenant such annual reconciliation
statement. Subtenant shall reimburse Sublessor, as additional rent hereunder
payable within thirty (30)&nbsp;days after Sublessor delivers a statement therefor,
for all reasonable costs and expenses incurred by Sublessor in connection with
any such inspection and dispute on Subtenant&#146;s behalf.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;D.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;In addition to OE/Tax Rent, Subtenant shall pay for electricity for the
Premises, as set forth in <U>Section&nbsp;15.B</U> of this Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;E.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Notwithstanding anything in this Sublease or the Prime Lease to the
contrary, the parties agree that (a)&nbsp;it is their intention that Subtenant
receive the benefit of the cap on Controllable Operating Expenses set forth in
<U>Section&nbsp;5.9</U> of the Prime Lease and that Sublessor pass through to Subtenant
only Subtenant&#146;s proportionate share of those sums of OE/Tax Rent that
Sublessor is actually obligated to pay to Prime Landlord, and (b)&nbsp;if Real
Estate Taxes (as defined in the Prime Lease) are levied against the Building at
a different rate than levied against Buildings 1 and 2 of the Project due to
occupancy by different parties (on account of the Miller Bill or otherwise),
then Subtenant&#146;s obligation to pay OE/Tax Rent hereunder shall be calculated
with respect to the Real Estate Taxes levied against the Building.
</FONT>
<P align="left"><FONT size="2">7. <U>Rent Escalation</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Commencing on the first (1st) anniversary of the Rent Commencement Date
and on each anniversary of the Rent Commencement Date thereafter during the
Term (each of such dates being herein referred to as an &#147;<U>Adjustment Date</U>&#148;),
Monthly Rent shall be increased by an amount equal to the product of (i)&nbsp;the
Monthly Rent in effect immediately prior to the Adjustment Date (ignoring any
rental concessions or abatements then in effect) and (ii)&nbsp;one hundred three
percent (103%). The Monthly Rent, as adjusted, shall be due and payable as of
such Adjustment Date and on the first (1st) day of each month thereafter until
the next Adjustment Date or the end of the Term, whichever is applicable.
</FONT>
<P align="left"><FONT size="2">8. <U>Assignment and Subletting</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subject to the provisions of <U>Section&nbsp;8.E</U> below, Subtenant may not
assign or otherwise transfer this Sublease, or sublet (which for purposes of
this Sublease is defined to
</FONT>
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<P align="left"><FONT size="2">include permitting occupancy or use by another
party, whether by license, concession, occupancy agreement or otherwise) the
Premises, or any part thereof, or extend the term of any subletting or
occupancy agreement, or materially amend or modify the terms of any assignment,
transfer, subletting or other occupancy agreement (collectively, a &#147;<U>Transfer</U>&#148;)
without giving Sublessor ten (10)&nbsp;days prior written notice (&#147;<U>Transfer Notice</U>&#148;)
of such proposed Transfer. If Subtenant seeks to sublet a part of the Premises
(the &#147;<U>Sublet Portion</U>&#148;), the Transfer Notice shall also identify the area of the
proposed Sublet Portion. Except as set forth in <U>Section&nbsp;8.E</U> below, within ten
(10)&nbsp;days after receipt of the Transfer Notice (the &#147;<U>Recapture Period</U>&#148;),
Sublessor shall have the option (a)&nbsp;to terminate this Sublease, if Subtenant
desires to assign this Sublease, or (b)&nbsp;to terminate this Sublease with regard
to the Sublet Portion, in either event by giving Subtenant written notice of
its election to exercise the option (&#147;<U>Recapture Notice</U>&#148;) within the Recapture
Period.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;The effective date of termination shall be the proposed Transfer
commencement/effective date as stated in the Transfer Notice. If the Transfer
Notice does not set forth a commencement/effective date, then the termination
date or sublease commencement date shall be the date that is sixty (60)&nbsp;days
after the date Sublessor delivers the Recapture Notice. Upon termination, all
of the rights and obligations of Sublessor and Subtenant under the terms of
this Sublease shall be terminated, or terminated with regard to the Sublet
Portion, except that Subtenant shall continue to be obligated to pay rent and
all other charges for the Premises, or the Sublet Portion, which accrue to the
date of termination.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If Sublessor does not exercise its option to terminate or sublet,
Subtenant may assign this Sublease or sublet the Premises (or the Sublet
Portion, as applicable) within one hundred eighty (180)&nbsp;days after expiration
of the Recapture Period. Subtenant shall be required however to obtain
Sublessor&#146;s prior written consent to (i)&nbsp;any assignee or any subtenant (which
for purposes of this Sublease is defined to include any licensee, occupant or
other user), and (ii)&nbsp;the form of documentation implementing such assignment or
subletting. For any proposed Transfer, Subtenant shall deliver to Sublessor a
written request for consent, which request shall set forth the proposed
transferee, commencement date, term and rent for the proposed Transfer, and
financial statements for the proposed transferee. Subtenant shall upon request
provide Sublessor with such other information as Sublessor may reasonably
require in connection with the proposed Transfer. Sublessor&#146;s consent to any
assignee or subtenant shall not be unreasonably withheld, conditioned or
delayed, and it shall not be deemed unreasonable for Sublessor to withhold
consent to any proposed assignee or subtenant which is a direct competitor of
Sublessor. If Subtenant fails to present to Sublessor any sublease or
assignment agreement, fully executed by the parties thereto, within said one
hundred eighty (180)&nbsp;day period, Subtenant may not assign this Sublease or
sublet the Premises without first affording Sublessor the option to terminate
as set forth above in this <U>Section&nbsp;8</U>.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall reimburse Sublessor, as additional rent due and payable
within thirty (30)&nbsp;days after Sublessor delivers a statement, for all actual,
reasonable and customary expenses, including without limitation reasonable
attorney&#146;s fees, which Sublessor incurs by reason of or in connection with any Transfer (whether or not permitted
under this Sublease), and all negotiations and actions with respect thereto.
</FONT>
<P align="center"><FONT size="2">- 13 -</FONT>
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<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;No Transfer shall be effected by operation of law without the prior
written consent of Sublessor, which consent may be withheld in Sublessor&#146;s sole
and absolute discretion. For the purposes of this Sublease, the transfer
and/or issuance of fifty percent (50%) or more of the ownership voting interest
of Subtenant, if Subtenant is not a publicly held corporation, to any persons
or entities that are not owners of Subtenant on the date of this Sublease,
shall be deemed an assignment of this Sublease thereby giving Sublessor the
option to terminate this Sublease as provided above.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;D.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If a Transfer occurs (whether by operation of law or otherwise,
including without limitation an assignment pursuant to the provisions of the
federal bankruptcy or any other bankruptcy or insolvency laws), Subtenant shall
pay to Sublessor fifty percent (50%) of any Transfer Premium. &#147;<U>Transfer
Premium</U>&#148; shall mean (A)&nbsp;all rent, additional rent, payments or other
consideration for such Transfer, in excess of (B)&nbsp;the sum of (i)&nbsp;the rental and
other charges due under this Sublease during the term of the Transfer, and (ii)
the reasonable out-of-pocket costs actually incurred by Subtenant to obtain the
Transfer (including brokerage commissions, construction costs or allowances,
and other concessions granted to the subtenant or assignee). Subtenant shall
pay to Sublessor any Transfer Premium, as additional rent hereunder, no later
than ten (10)&nbsp;business days after receipt thereof by Subtenant. Acceptance by
Sublessor of any payments due hereunder shall not be deemed to constitute
approval by Sublessor of any Transfer, nor shall such acceptance waive any
rights of Sublessor hereunder. Not more than one time per year (except if an
Event of Default occurs, such limitation shall not apply), Sublessor shall have
the right to inspect and audit Subtenant&#146;s books and records relating to any
Transfer. If Subtenant proposes to include any Licensed FF&#038;E with a Transfer,
Sublessor shall have the option to revoke the license with respect to such
portion of the Licensed FF&#038;E proposed to be included and remove such portion of
the Licensed FF&#038;E from the Premises.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;E.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Notwithstanding the foregoing provisions of this <U>Section&nbsp;8</U>, if
Subtenant proposes a Transfer to a Related Party (as hereinafter defined), then
Sublessor shall not be entitled to deliver a Recapture Notice with respect to
such Transfer, nor shall Sublessor be entitled to a Transfer Premium with
respect to such Transfer. All other terms and conditions of this <U>Section&nbsp;8</U>
(including without limitation the requirement to obtain Sublessor&#146;s consent as
provided in <U>Section&nbsp;8.A</U> above) shall apply to such Transfer. For purposes
hereof, a &#147;<U>Related Party</U>&#148; shall mean an entity which is not a direct competitor
of Sublessor, and which is a parent, subsidiary or affiliate of Subtenant, any
corporation or other entity into or with which Subtenant may be merged or
consolidated, or a corporation or other entity purchasing all or substantially
all of Subtenant&#146;s assets or ownership interests.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;F.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;The consent by Sublessor to any Transfer shall not be construed as
either a consent to any further Transfer or a waiver or release of Subtenant
from the terms of any covenant or obligation under this Sublease, and Subtenant
shall remain fully liable as a primary obligor for the payment of all rent and
other charges payable by Subtenant under this Sublease and for the performance
of all other obligations of Subtenant under this Sublease. Subtenant&#146;s
liability as primary obligor under this Sublease after any assignment of this
Sublease shall not be released, discharged or terminated or in any way affected
by any circumstance or condition including without limitation (a)&nbsp;any amendment or modification of this
Sublease, (b)&nbsp;any extension of time for performance under this Sublease, (c)
any waiver, consent, indulgence or other action, inaction or omission under
this Sublease, (d)&nbsp;any insolvency or bankruptcy of the
</FONT>
<P align="center"><FONT size="2">- 14 -</FONT>
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<P align="left"><FONT size="2">assignee, (e)&nbsp;any
release of a party or collateral, failure to pursue any party or failure to
perfect a lien on any collateral, or (f)&nbsp;any suretyship defense. Sublessor&#146;s
collection or acceptance of rent from any assignee of Subtenant shall not
constitute a waiver or release of Subtenant of any covenant or obligation
contained in this Sublease, nor shall any such Transfer be construed to relieve
Subtenant from complying with the provisions of this <U>Section&nbsp;8</U> with respect to
any further Transfer. If Subtenant is in monetary default of any term or
provision of this Sublease, Subtenant hereby assigns to Sublessor the rent due
from any subtenant of Subtenant and hereby authorizes and directs each such
subtenant, upon notice from Sublessor, to pay said rent directly to Sublessor,
the collection or acceptance of rent from any subtenant in such instance not to
constitute a waiver or release of Subtenant of any covenant or obligation
contained in this Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;G.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant may not mortgage or encumber this Sublease, without the prior
written consent of Sublessor which consent may be withheld in Sublessor&#146;s sole
and absolute discretion.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;H.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;In addition to the provisions of this <U>Section&nbsp;8</U>, Subtenant shall obtain
all required consents under, and comply with all provisions of, the Prime Lease
with respect to assignment and subletting.
</FONT>
<P align="left"><FONT size="2">9. <U>Alterations</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall make no alterations, modifications, installations,
additions or improvements (hereinafter collectively called &#147;<U>Alterations</U>,&#148; which
term shall include Alterations made in connection with Tenant&#146;s initial
occupancy of the Premises &#091;the &#147;<U>Initial Alterations</U>"&#093;), in or to the Premises
or the Building without Sublessor&#146;s prior written consent, which shall not be
unreasonably withheld, except that Sublessor may withhold its consent for any
or no reason with regard to requested Alterations by Subtenant which may
adversely affect the structure of the Building or the mechanical, plumbing or
electrical systems of the Building, or will be visible from the exterior of the
Premises. Subtenant shall have the right to engage architects, engineers and
construction managers of its selection subject only to the prior written
approval (not to be unreasonably withheld, conditioned or delayed) of
Sublessor, and in all cases, the approval of Prime Landlord under the Prime
Lease. Subtenant, at its sole cost and expense, shall provide Sublessor with a
copy of the original or revised full-floor mechanical and electrical plans for
the floor or floors on which the Alterations are to be made, revised by an
architect or engineer licensed in the State of Maryland and reasonably approved
by Sublessor, to show Subtenant&#146;s proposed Alterations. Subtenant acknowledges
that Sublessor&#146;s review and approval of plans for Alterations is not conducted
for the purposes of determining the accuracy or completeness of the plans, or
compliance with applicable codes and government regulations, including without
limitation the ADA, or their sufficiency for purposes of obtaining a building
permit, all of which remain the responsibility of Subtenant. Sublessor shall
not be liable or responsible for any losses or damages resulting from any
insufficiency of the plans, including any delays in obtaining building
permit(s) or any delays due to changes in the plans required by the applicable
government or regulatory agencies reviewing such plans. If Sublessor hires an
independent architect or engineer to review Subtenant&#146;s Alterations (provided
the nature of the Alteration is beyond Sublessor&#146;s in house capabilities), Subtenant shall reimburse
Sublessor for all reasonable expenses (not to exceed Five Thousand Dollars
($5,000.00) per request) incurred in connection with the independent architect
or engineer (whose fees shall be consistent with then current range
</FONT>
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<P align="left"><FONT size="2">of market
rates), as additional rent hereunder due within thirty (30)&nbsp;days after
Sublessor delivers to Subtenant a statement therefor. To the extent Prime
Landlord charges Sublessor for any review of Subtenant&#146;s proposed Alterations
pursuant to the Prime Lease, Subtenant shall reimburse Sublessor for such
amount, as additional rent hereunder due within thirty (30)&nbsp;days after
Sublessor delivers to Subtenant a statement therefor. If any Alterations are
made without the prior written consent of Sublessor, Sublessor may correct or
remove the same, and Subtenant shall be liable for any and all expenses
incurred by Sublessor therefor.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;All Alterations shall be made at Subtenant&#146;s sole expense, at such times
and in such manner as Sublessor may reasonably designate and only by such
contractors or mechanics as are approved in writing by Sublessor, and in all
cases, subject to Prime Landlord&#146;s approval under the Prime Lease. Approval of
contractors or mechanics by Sublessor, which approval may not be unreasonably
withheld, shall be based upon the contractors or mechanics being properly
licensed, their financial posture, experience and past job performance. Each
contractor and mechanic performing Alterations shall, prior to entry onto the
Premises, deliver to Sublessor reasonably satisfactory evidence that it is
licensed in the State of Maryland as a contractor, and is currently maintaining
the insurance required by <U>Section&nbsp;21</U>. All Alterations shall be commenced
promptly, performed in accordance with approved plans and specifications, and
diligently prosecuted to completion. Upon substantial completion of any
Alterations, Subtenant shall provide to Sublessor completion affidavits,
&#147;as-built&#148; plans, receipted bills covering all labor and materials, and a
properly executed waiver and release of liens, in form approved by Sublessor,
from all each contractor, mechanic and materialman who has provided materials
or services in connection with such Alterations.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;As part of the Initial Alterations, Subtenant shall have the right to
modify the existing base building security system in the Building or install
its own security system, subject to the prior written approval of Sublessor
(not to be unreasonably withheld, conditioned or delayed), and the prior
written approval of Prime Landlord under the Prime Lease. Sublessor agrees to
charge no oversight fees or temporary fees associated with utilities in
connection with the Alterations, and Sublessor shall be responsible for any
required payments to Prime Landlord in connection with approval fees or third
party consultant reviews of the Sublease including without limitation Sublease
approval and review of construction documents, up to a maximum of Five Thousand
and 00/100ths Dollars ($5,000.00).
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Prior to removing any tenant improvements, alterations, fixtures,
furniture or equipment located on the Premises as of the Effective Date
(collectively, &#147;<U>Sublessor Installations</U>&#148;), Subtenant shall advise Sublessor
thereof and afford Sublessor the opportunity to remove such Sublessor
Installations as Sublessor elects to retain.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;All Alterations to the Premises, whether made by Sublessor or Subtenant,
and whether at Sublessor&#146;s or Subtenant&#146;s expense, or the joint expense of
Sublessor and Subtenant, shall during the Term be the property of Subtenant,
and upon expiration or termination of the Term shall become the property of
Sublessor, except as required to be removed (to the extent applicable) pursuant
to <U>Section&nbsp;11</U>.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall remove all of Subtenant&#146;s property and trade fixtures at
the expiration or earlier termination of the Term. If Subtenant does not
remove Subtenant&#146;s property or trade
</FONT>
<P align="center"><FONT size="2">- 16 -</FONT>
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<P align="left"><FONT size="2">fixtures at the expiration or earlier
termination of the Term, such property shall become the property of Sublessor.
If Subtenant fails to remove its property or trade fixtures or the Alterations
required to be removed (to the extent applicable) pursuant to <U>Section&nbsp;11</U> on or
before the expiration or earlier termination of the Term, then Sublessor, after
not less than three days&#146; notice to Subtenant, may remove such property, trade
fixtures and Alterations from the Premises at Subtenant&#146;s expense, and
Subtenant hereby agrees to pay to Sublessor, as additional rent, the cost of
such removal, together with any and all actual damages sustained by Sublessor
directly resulting from Subtenant&#146;s failure to remove same. Said amount of
additional rent shall be due and payable upon receipt by Subtenant of a written
statement of costs and actual damages from Sublessor.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;In addition to the provisions of this <U>Section&nbsp;9</U>, Subtenant shall obtain
all required consents under, and comply with all provisions of, the Prime Lease
with respect to Alterations. During the Term, Sublessor shall cooperate with
Subtenant to obtain the timely review and decision of Prime Landlord with
respect to Subtenant&#146;s proposed Alterations.
</FONT>
<P align="left"><FONT size="2">10. <U>Liens</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If any lien is filed against the Premises or the Property for work, labor,
services, or materials done for or supplied to or claimed to have been done or
supplied to Subtenant, such lien shall be discharged by Subtenant, at its sole
cost and expense, within ten (10)&nbsp;business days after the date Subtenant
receives written demand from Sublessor to discharge said lien, by the payment
thereof or by filing any bond required by law. If Subtenant fails to discharge
any such lien, Sublessor may, at its option, discharge the same and treat the
cost thereof as additional rent, due and payable upon receipt by Subtenant of a
written statement of costs from Sublessor. Such discharge of any lien by
Sublessor shall not be deemed to waive or release Subtenant from its default
for failing to discharge same.
</FONT>
<P align="left"><FONT size="2">11. <U>Repairs and Maintenance</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall maintain the Premises in good order, repair and condition,
and in compliance with Laws, ordinary wear and tear and damage from casualty
not required to be insured by Subtenant or condemnation excepted, subject to
the performance of the maintenance obligations of Prime Landlord under <U>Section
12</U> of the Prime Lease. In making repairs and replacements, Subtenant shall use
materials equal in kind and quality to the original work, and shall comply with
the provisions of <U>Section&nbsp;9</U>. At the expiration or earlier termination of the
Term, Subtenant shall surrender the Premises broom clean, free of subtenants or
other occupants, and in a condition considered to be normal and customary for
usable office space within the I-270 corridor, ordinary wear and tear and
damage from casualty not required to be insured by Subtenant or condemnation
excepted. If Sublessor does not exercise its option to extend the term of the
Prime Lease with respect to the Building, then with respect to the Premises (or
any portion thereof) for which Subtenant did not exercise its option to
terminate as set forth in <U>Section&nbsp;2.C</U> of this Sublease, Subtenant shall be
required to restore Alterations only to the extent required by Prime Landlord.
Subtenant shall insure, maintain, repair and replace the Licensed FF&#038;E as
prudent to keep it in good condition and repair, and shall surrender the
Licensed FF&#038;E (including any replacements) to Sublessor at the expiration or earlier
termination of the Term, in
</FONT>
<P align="center"><FONT size="2">- 17 -</FONT>
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<P align="left"><FONT size="2">substantially the same order and condition as it
was on the Commencement Date, ordinary wear and tear and condemnation excepted.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;To the extent Subtenant&#146;s use or uses of the Premises or Subtenant&#146;s
manner of operation creates a need or requirement under applicable statute,
ordinance or regulation of any governmental authority (including, without
limitation, the ADA) to modify or alter the Premises, supporting facilities, or
access thereto, or the manner of operation, maintenance and repair thereof,
Subtenant shall be fully responsible for the expense to undertake such changes,
and to obtain approval from Sublessor pursuant to
<U>Section&nbsp;9</U> to undertake such
changes.
</FONT>
<P align="left"><FONT size="2">12. <U>Signs and Advertisements</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;No sign, advertisement or notice (including without limitation those of a
temporary nature) shall be inscribed, painted, affixed or displayed on any part
of the outside or inside of the Building, except with Prime Landlord&#146;s and
Sublessor&#146;s prior written consent (which consent of Sublessor shall not be
unreasonably withheld, conditioned, or delayed), and then only in such place,
number, size, color and style (<U>i.e.</U>, Building standard lettering) as is
authorized by Prime Landlord and Sublessor. If any such sign, advertisement or
notice is exhibited without first obtaining Prime Landlord&#146;s and Sublessor&#146;s
written consent, Prime Landlord and Sublessor shall have the right, after five
(5)&nbsp;business days&#146; notice, to remove the violating signage, and Subtenant shall
reimburse Prime Landlord or Sublessor, as applicable, as additional rent due
and payable within thirty (30)&nbsp;days after delivery of a statement, for all
reasonable, actual expenses incurred by Prime Landlord or Sublessor, as
applicable, therefor.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Notwithstanding the foregoing provisions of this <U>Section&nbsp;12</U>, Subtenant
shall have the exclusive right to erect a sign on the exterior of the Building
(the &#147;<U>Exterior Sign</U>&#148;) and the non-exclusive right to erect a prominent ground
mounted monument sign (the &#147;<U>Monument Sign</U>&#148;), each in size, location and style
as mutually and reasonably agreed by Sublessor, Subtenant and Prime Landlord,
provided that if (i) Subtenant occupies less than two (2)&nbsp;full floors in the
Building, then Subtenant shall not be entitled to the Exterior Sign and at its
expense shall remove the Exterior Sign, and (ii) if Subtenant occupies less than
one (1)&nbsp;full floor in the Building, then Subtenant shall not be entitled to the
Monument Sign and at its expense shall remove the Monument Sign. Additionally,
Sublessor shall install at its expense a Building directory with the names of
the key Subtenant management personnel displayed in the Building lobby for the
benefit of Subtenant, subject to the approval of Prime Landlord under the Prime
Lease and in full compliance with all applicable laws and codes.
</FONT>
<P align="left"><FONT size="2">13. <U>Deliveries and Moving of Subtenant&#146;s Property</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;All moving of furniture, equipment and other material within the exterior
public areas of the Property shall be under the direct reasonable control and
supervision of Sublessor who shall, however, not be responsible for any damage
to or charges for moving the same. Any special arrangements for the moving of
Subtenant&#146;s furniture, equipment or other material shall be at Subtenant&#146;s
expense. Subtenant shall remove promptly from the public areas of the Property
any furniture, equipment or other property of Subtenant.
</FONT>
<P align="center"><FONT size="2">- 18 -</FONT>
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<P align="left"><FONT size="2">14. <U>Equipment</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall not, without obtaining the prior written consent of
Sublessor (which consent shall not be unreasonably withheld, conditioned or
delayed) and Prime Landlord (pursuant to the terms of the Prime Lease) install
any equipment which requires electricity consumption in excess of the capacity
of the electrical system serving the Premises. If any or all of Subtenant&#146;s
equipment requires electricity consumption in excess of the capacity of the
electrical system serving the Premises, all additional transformers,
distribution panels and wiring that may be required to provide the amount of
electricity required for Subtenant&#146;s equipment shall be installed by Subtenant
at its expense, in accordance with the requirements of Prime Landlord (pursuant
to the Prime Lease) and the reasonable requirements of Sublessor.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall not install any equipment which will or may necessitate
any changes, replacements or additions to, or in the use of, the Building
systems, without obtaining the prior written consent of Sublessor and Prime
Landlord. If any equipment causes noise or vibration that may be transmitted
to the structure of the Building or to any other space in the Building,
Subtenant at its expense shall install such equipment on vibration eliminators
or other devices sufficient to eliminate such noise and vibration.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor shall have the right to reasonably prescribe the weight and
position of all heavy equipment and fixtures, including, but not limited to,
data processing equipment, record and file systems, and safes which Subtenant
intends to install or locate within the Premises. Subtenant shall obtain
Sublessor&#146;s and Prime Landlord&#146;s prior review and approval before installing or
locating heavy equipment and fixtures in the Premises, and if installation or
location of such equipment or fixtures, in Sublessor&#146;s opinion, requires
structural modifications or reinforcement of any portion of the Premises or the
Building, then Sublessor shall notify Subtenant in advance (prior to making any
structural modification or reinforcement) and if Subtenant does not elect to
relocate or change such equipment or fixtures, then Sublessor shall make such
modifications or reinforcements and Subtenant shall reimburse Sublessor, as
additional rent due and payable within thirty (30)&nbsp;days after Sublessor
delivers a statement, for all expenses incurred by Sublessor to make such
required modifications or reinforcements, and Subtenant shall not install such
equipment or fixtures until such modifications or reinforcements have been
completed.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;D.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;During the Term, Subtenant shall be entitled to use the 6509 Access
Layer Switches as identified on <U>Exhibit&nbsp;I</U> attached hereto (the &#147;<U>6509
Equipment</U>&#148;). Subtenant shall maintain, repair and replace the 6509 Equipment
as prudent to keep it in good condition and repair, and shall surrender the
6509 Equipment to Sublessor at the expiration or earlier termination of the
Term, in the same order and condition as it was as of the Commencement Date,
ordinary wear and tear and damage from condemnation excepted. If Subtenant
exercises its right to terminate pursuant to <U>Section&nbsp;2.C</U> of this Sublease with
respect to one (1)&nbsp;or two (2)&nbsp;floors only, then on or before the Termination
Date Subtenant shall surrender the 6509 Equipment on such floor(s) terminated
in the condition required above in this <U>Section&nbsp;14.D</U>.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;E.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor specifically consents to Subtenant&#146;s installation of the
commercial refrigerator room shown on the Initial Plans and the uninterruptible
power supply (UPS)&nbsp;system shown on the Initial Plans.
</FONT>
<P align="center"><FONT size="2">- 19 -</FONT>
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<P align="left"><FONT size="2">15. <U>Service and Utilities</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall be entitled, without charge (other than OE/Tax Rent),
to the services and utilities provided by Prime Landlord in the Building
pursuant to <U>Article&nbsp;8</U> of the Prime Lease. Building hours are 8:00 a.m. to 6:00
p.m., Monday through Friday, other than holidays observed by the federal
government, and 9:00 a.m. to 1:00 p.m. on Saturdays. In addition, HVAC shall
be provided without separate charge from 6:00 p.m. to 8:00 p.m. Monday through
Friday (&#147;<U>Supplemental Hours</U>&#148;). For use of the HVAC system at times other than
Building hours or Supplemental Hours, Subtenant shall pay to Sublessor, as
additional rent, Fifty Dollars ($50.00) per hour.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall pay directly to the electricity provider all charges
for electricity used on the Premises, commencing on the Rent Commencement Date,
as measured by the separate electric meter for the Premises.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;No interruptions, curtailments, stoppages or suspensions of services,
utilities or systems shall render Sublessor liable in any respect for damages
to either person or property nor shall the same be the basis (i)&nbsp;for any
abatement, reduction or rebate of rent or any other sums payable by Subtenant
to Sublessor hereunder, (ii)&nbsp;for relieving Subtenant from any of Subtenant&#146;s
obligations hereunder, or (iii)&nbsp;for any claim by Subtenant that Subtenant has
been constructively evicted or disturbed or interfered with Subtenant&#146;s use,
possession or enjoyment of the Premises. To the extent Sublessor is entitled
to an abatement of rent with respect to some or all of the Premises pursuant to
<U>Section&nbsp;8.2</U> of the Prime Lease, Subtenant shall be entitled to a corresponding
abatement of Monthly Rent and OE/Tax Rent hereunder.
</FONT>
<P align="left"><FONT size="2">16. <U>Subtenant&#146;s Responsibility for Damage</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Any and all injury, breakage or damage to the Premises or the Building
caused by Subtenant, its agents, employees, contractors or invitees, or by
individuals making deliveries to or from the Premises (except as required
hereunder to be insured by Sublessor, or for which Prime Landlord is
responsible for under the Prime Lease), shall be repaired by Sublessor at the
sole expense of Subtenant. Payment of the cost of such repairs by Subtenant
shall be due as additional rent with the next installment of Monthly Rent after
Subtenant receives a bill for such repairs from Sublessor. This provision
shall not be in limitation of any other rights and remedies which Sublessor has
or may have in such circumstances. Sublessor shall repair at its own cost any
such damage caused by Sublessor, its agents, employees, contractors or
invitees, or by individuals making deliveries to Sublessor.
</FONT>
<P align="left"><FONT size="2">17. <U>Right of Entry</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall permit Sublessor, its agents, employees and contractors,
with twenty four (24)&nbsp;hours&#146; prior notice to Subtenant, to enter the Premises
at all reasonable times and in a reasonable manner, without charge to Sublessor
or diminution of rent payable by Subtenant, to examine, inspect and protect the
Building and to make such repairs as in the judgment of Sublessor may be deemed
necessary to maintain or protect the Building, tenant improvements or the
Licensed FF&#038;E, or, during the last twelve (12)&nbsp;months of the Term or after an
Event of Default, to exhibit the Premises to prospective subtenants. Sublessor
shall use reasonable efforts
</FONT>

<P align="center"><FONT size="2">- 20 -</FONT>


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<P align="left"><FONT size="2">to minimize interference to
Subtenant&#146;s business when making repairs and shall perform any such work in a
good and workmanlike manner without damaging Subtenant&#146;s personal property,
trade fixtures, or improvements, but, other than core drilling or similarly
disruptive work, Sublessor shall not be required to perform the repairs at a
time other than during normal business hours.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Notwithstanding the foregoing, in the event of an emergency, Sublessor may
enter the Premises without notice and make whatever repairs are necessary to
protect the Building.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall permit Sublessor, its agents, employees and contractors,
upon no less than five (5)&nbsp;days&#146; prior written notice to Subtenant, to enter
the Premises at reasonable times and in a reasonable manner, without charge to
Sublessor or diminution of rent payable by Subtenant, to make installations
related to the construction of tenant work being performed by Sublessor for
other tenants of the Building; to make repairs, alterations and improvements in
connection with areas adjoining the Premises; to erect, use and maintain pipes
and conduits in and through the Premises; or to make installations,
improvements and repairs to utility services of the Building located in or
about the Premises. Sublessor shall use reasonable efforts to minimize
interference with Subtenant&#146;s business operations, and shall conduct such work
in a careful manner so as not to damage the Premises or any of Subtenant&#146;s
personal property, equipment, trade fixtures, inventory or other property in
the Premises, but, other than core drilling or similarly disruptive work,
Sublessor shall not be required to perform the work at a time other than during
normal business hours.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If the Premises becomes vacant during the last one hundred twenty (120)
days prior to the Expiration Date, Sublessor shall have the right, upon
delivering to Subtenant no less than thirty (30)&nbsp;days&#146; prior written notice, to
enter the Premises to commence preparations for the succeeding subtenant or for
any other purpose whatever, without affecting Subtenant&#146;s obligation to pay
rent for the full Term.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Notwithstanding anything herein to the contrary, in entering the Premises,
Sublessor shall be subject to and comply with any regulations or laws
concerning privacy of medical records or information.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant acknowledges that Prime Landlord, its agents and contractors
shall have the same right of entry afforded to Sublessor hereunder, subject to
the terms and conditions of this <U>Section&nbsp;17</U>.
</FONT>
<P align="left"><FONT size="2">18. &#091;Omitted&#093;
</FONT>

<P align="left"><FONT size="2">19. <U>Indemnity</U></FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall indemnify and hold Prime Landlord, Sublessor and
their respective agents, employees, officers, directors and contractors
(collectively, &#147;<U>Sublessor Parties</U>&#148;) harmless and defend
Sublessor Parties from and against any and all claims, costs, damages,
expenses, fees (including without limitation attorneys&#146; fees, whether or not
suit is filed), liability, loss or suit (collectively,
&#147;<U>Claims</U>&#148;) arising from any act or omission by Subtenant, its
agents, employees, contractors or invitees which gives rise to Sublessor&#146;s
obligation to indemnify Prime Landlord pursuant to <U>Section
21.1</U> of the Prime Lease.
</FONT>
<P align="center"><FONT size="2">- 21 -</FONT>
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<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subject to the provisions of <U>Section&nbsp;20.B</U> of this
Sublease, Subtenant shall indemnify and hold Sublessor Parties harmless and
defend Sublessor Parties from and against any and all Claims arising from (a)
the negligence or willful misconduct of Subtenant, its agents, employees or
contractors, other than to the extent caused by the negligence or willful
misconduct of Sublessor, (b)&nbsp;any breach of Subtenant&#146;s obligations under this
Sublease, (c)&nbsp;any inspection or audit at Subtenant&#146;s request pursuant to
<U>Section&nbsp;6</U> of this Sublease, and (d)&nbsp;any actions by Sublessor
pursuant to <U>Section&nbsp;26.C</U> or <U>Section&nbsp;27.D</U>
of this Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subject to the provisions of <U>Section&nbsp;20.B</U> of this
Sublease, Sublessor shall indemnify and hold Subtenant, its agents, employees,
officers, directors and contractors (collectively &#147;<U>Subtenant
Parties</U>&#148;) harmless and defend Subtenant Parties from and against any
and all Claims arising from (a)&nbsp;the negligence or willful misconduct of
Sublessor, its agents, employees or contractors, except to the extent caused by
the negligence or willful misconduct of Subtenant, (b)&nbsp;any breach of
Sublessor&#146;s obligations under this Sublease, and (c)&nbsp;any activities of
Sublessor in the Premises pursuant to the fourth (4th) paragraph of
<U>Section&nbsp;17</U> of this Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;The provisions of this <U>Section&nbsp;19</U> shall survive the
expiration or termination of the Term.
</FONT>
<P align="left"><FONT size="2">20. <U>Insurance</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;At all times during the Term, Subtenant shall carry and
maintain, at Subtenant&#146;s expense, (i)&nbsp;the insurance required to be maintained
by Sublessor as tenant under the Prime Lease, and (ii)&nbsp;all risk property
insurance (on a full replacement cost basis) covering the Licensed FF&#038;E.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor and Subtenant each hereby releases the other and waives any
claims it now or hereafter may have against the other for loss or damage to the
Building, Premises, tenant improvements, fixtures, equipment and/or any other
personal property arising from a risk required to be insured against under the
special form (all risk) property insurance policies to be carried by Sublessor
and Subtenant, as required above, even though such loss or damage was caused by
the negligence of Sublessor, Subtenant, or their respective agents or employees
(or any combination thereof). Sublessor and Subtenant each agrees to obtain
and maintain throughout the Term endorsements to its respective special form
(all risk) property policy waiving the right of subrogation of its insurance
company against the other party, its agents and employees.
</FONT>
<P align="left"><FONT size="2">21. <U>Subtenant&#146;s Contractor&#146;s Insurance</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant at its expense shall require any contractor of
Subtenant performing work in or Alterations to the Premises to carry and
maintain:
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;commercial general liability insurance, including contractor&#146;s
liability coverage, blanket contractual liability coverage, completed
operations/products liability coverage, broad form property damage endorsement
and contractor&#146;s protective liability coverage, personal injury, premises
medical payments, interest of employees as additional insureds, incidental
medical malpractice and broad form general liability endorsement, with a
combined single limit per occurrence not less than Two Million Dollars
($2,000,000), including coverage for bodily injury, death, property damage and
personal injury liability; such policy and certificates
</FONT>
<P align="center"><FONT size="2">- 22 -</FONT>
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<P align="left"><FONT size="2">evidencing such
insurance shall name Sublessor, Prime Landlord and any Mortgagee as additional
insured parties;
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;worker&#146;s compensation or similar insurance in form and amounts required
by Law; and
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;full replacement cost builder&#146;s risk coverage for the Alterations.
</FONT>
<P align="left"><FONT size="2">Such policies shall name Sublessor, Prime Landlord and any Mortgagee as
additional insured parties; shall be non-cancelable without thirty (30)&nbsp;days&#146;
prior written notice to Sublessor, and shall be in amounts and with companies
reasonably satisfactory to Sublessor. Prior to commencement of any work or
Alterations, Sublessor without liability to Subtenant or any other party may
deny access to the Building to any contractor of Subtenant if Subtenant fails
to provide Sublessor with such certificates.
</FONT>
<P align="left"><FONT size="2">22. <U>Requirements for Subtenant&#146;s Insurance Policies</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;The company or companies writing any insurance which Subtenant
is required to carry and maintain or cause to be carried or maintained pursuant
to this Sublease as well as the form of such insurance shall at all times be
subject to Sublessor&#146;s approval and any such company or companies shall have a
Best&#146;s rating of no less than A/VIII and shall be licensed to do business in
the State of Maryland. Subtenant&#146;s commercial general liability and special
form (all risk) property insurance policies and certificates evidencing such
insurance shall name Sublessor, Prime Landlord and any Mortgagee of whom
Subtenant has been given notice in writing as additional insured parties and
shall also contain a provision by which the insurer
agrees that such policy shall not be canceled except after thirty (30)
days written notice to Sublessor and Prime Landlord. Subtenant shall provide
to Sublessor and Prime Landlord prior to taking possession of the Premises the
certificates and a copy of the endorsements on the insurance policy evidencing
such insurance and the additional insured status of Sublessor, Prime Landlord
and any Mortgagee; Sublessor may withhold delivery of the Premises without
delaying the Commencement Date, or triggering any abatement of rent, if
Subtenant fails to provide Sublessor with such certificates. Sublessor makes
no representation that the amount and types of insurance required under this
Sublease are adequate to protect Subtenant against its obligations under this
Sublease (including without limitation the indemnity set forth in
<U>Section&nbsp;19</U> of this Sublease), or in its business operations
at the Premises or otherwise. If Subtenant believes that the insurance
coverage required by this Sublease is insufficient, Subtenant at its expense
shall provide such additional insurance as Subtenant deems adequate.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Any insurance carried or to be carried by Subtenant hereunder shall be
primary over any policy that might be carried by Sublessor or Prime Landlord.
If Subtenant shall fail to perform any of its obligations regarding the
acquisition and maintenance of insurance, Sublessor may perform the same and
the cost of same shall be deemed additional rent, payable upon Sublessor&#146;s
demand. Sublessor shall have the right from time to time to increase the
limits of Subtenant&#146;s insurance hereunder so long as such limits are
commercially reasonable and required by Prime Landlord.
</FONT>
<P align="center"><FONT size="2">- 23 -</FONT>
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<P align="left"><FONT size="2">23. <U>Liability for Damage</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;All property of Subtenant, its employees, agents, subtenants,
invitees, licensees, customers, clients, family members or guests, in and on
the Premises shall be and remain in and on the Premises and the Building at the
sole risk of said parties and Sublessor shall not be liable to any such person
or party for any damage to, or loss of personal property thereof, including but
not limited to loss or damage arising from, (i)&nbsp;any act, including theft, or
any failure to act, of any other persons, (ii)&nbsp;the leaking of the roof, (iii)
the bursting, rupture, leaking or overflowing of water, sewer or steam pipes,
(iv)&nbsp;the rupture or leaking of heating or plumbing fixtures, including access
control systems, (v)&nbsp;short-circuiting or malfunction of electrical wires or
fixtures, including security and protective systems or (vi)&nbsp;the failure of the
heating or air-conditioning systems. Sublessor shall also not be liable for
the interruption or loss to Subtenant&#146;s business for any reason.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor shall not be liable to any party for any bodily injury or
death in, on or about the Premises, unless caused by the negligence or willful
misconduct of Sublessor, its agents, employees or contractors.
</FONT>
<P align="left"><FONT size="2">24. <U>Default of Subtenant</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;An
&#147;<U>Event of Default</U>&#148; is: (a)&nbsp;Subtenant&#146;s
failure to make when due any payment of Monthly Rent, additional rent or other
sum, if the failure continues for a period of five (5)&nbsp;business days after
delivery to Subtenant of written notice thereof; (b)&nbsp;Subtenant&#146;s failure to
perform or observe any other covenant or condition of this Sublease, if the
failure continues for a period of fifteen (15)&nbsp;days after delivery to Subtenant
of written notice thereof (except that such fifteen (15)&nbsp;day period shall be
extended for such additional time as is
reasonably necessary to cure such failure &#091;not to exceed an additional
fifteen (15)&nbsp;days&#093;, only if such default by its nature cannot be cured within
the fifteen (15)&nbsp;day period, and Subtenant is at all times diligently pursuing
cure of same); (c)&nbsp;a Transfer in violation of <U>Section&nbsp;8</U> of
this Sublease which is not rescinded within fifteen (15)&nbsp;days after delivery to
Subtenant of written notice thereof; (d)&nbsp;Subtenant&#146;s failure to restore the
Security Deposit upon demand as set forth in <U>Section&nbsp;5</U> of
this Sublease; and (e)&nbsp;if Subtenant declares bankruptcy or an involuntary
bankruptcy is filed against Subtenant or if Subtenant enters into or is subject
to a receivership, trusteeship, or arrangement or assignment for the benefit of
creditors under state law, voluntarily or involuntarily, and any such action or
filing is not dismissed or terminated within sixty (60)&nbsp;days after institution.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If an Event of Default occurs, the provisions of this <U>Section
24.B</U> shall apply and Sublessor may pursue any one or more of the
following remedies. Sublessor shall have the right, at its sole option, to
terminate this Sublease. In addition, with or without terminating this
Sublease, Sublessor may re-enter, terminate Subtenant&#146;s right of possession and
take possession of the Premises. The notice provisions of the foregoing
<U>Section&nbsp;24.A</U> of this Sublease shall operate as a notice to
quit, any additional notice to quit or of Sublessor&#146;s intention to re-enter the
Premises or terminate this Sublease being hereby expressly waived. If
necessary, Sublessor may proceed to recover possession of the Premises under
applicable Laws, or by such other proceedings, including re-entry and
possession, as may be applicable. If Sublessor elects to terminate this
Sublease or elects to terminate Subtenant&#146;s right of possession, everything
contained in this Sublease on the part of Sublessor to be done and performed
shall cease without
</FONT>
<P align="center"><FONT size="2">- 24 -</FONT>
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<P align="left"><FONT size="2">prejudice, however, to Subtenant&#146;s liability for all
Monthly Rent, additional rent and other sums accrued through the later of
termination or Sublessor&#146;s recovery of possession. Whether or not this
Sublease and/or Subtenant&#146;s right of possession is terminated, Sublessor shall
have the right, at its sole option, to terminate any renewal or expansion right
contained in this Sublease and to grant or withhold any consent or approval
pursuant to this Sublease in its sole and absolute discretion. Sublessor may
relet the Premises or any part thereof, alone or together with other premises,
for such term(s) (which may extend beyond the date on which the Term would have
expired but for Subtenant&#146;s default) and on such terms and conditions (which
may include concessions or free rent and Alterations of the Premises) as
Sublessor, in its sole discretion, may determine, but Sublessor shall not be
liable for, nor shall Subtenant&#146;s obligations hereunder be diminished by reason
of, any failure by Sublessor to relet all or any portion of the Premises or any
failure by Sublessor to collect any rent due upon such reletting, provided
that, to the extent required by law, Sublessor shall use reasonable efforts to
mitigate Sublessor&#146;s damages. Whether or not this Sublease is terminated,
Subtenant nevertheless shall remain liable for any Monthly Rent, additional
rent, damages or other sums which may be due or sustained prior to such
default, and all costs, fees and expenses (including, but not limited to,
reasonable attorneys&#146; fees, brokerage fees, expenses incurred in placing the
Premises in first-class rentable condition, advertising expenses, and any
concessions given to any successor tenant such as a rental abatement or an
improvements allowance) incurred by Sublessor in pursuit of its remedies
hereunder and in recovering possession of the Premises and renting the Premises
to others from time to time. Subtenant shall also be liable for additional
damages which at Sublessor&#146;s election shall be either:
</FONT>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
    <TD width="3%"></TD>
    <TD width="97%"></TD>
</TR>
<TR valign="top">
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(i)&nbsp;An amount equal to the Monthly Rent and additional rent which
would have become due during the remainder of the Term, less the amount
of periodic rental
(<U>i.e</U>., Monthly Rent and OE/Tax Rent), if any,
which Sublessor receives during such period from others to whom the
Premises may be rented, which amount shall be computed and payable in
monthly installments, in advance, on the first day of each calendar month
following Subtenant&#146;s default and continuing until the date on which the
Term would have expired but for Subtenant&#146;s default. Separate suits may
be brought from time to time to collect any such damages for any month(s)
(and any such separate suit shall not in any manner prejudice the right
of Sublessor to collect any damages for any subsequent month(s)), or
Sublessor may defer initiating any such suit until after the expiration
of the Term (in which event Subtenant hereby agrees that such deferral
shall not be construed as a waiver of Sublessor&#146;s rights as set forth
herein); OR</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
    <TD width="3%"></TD>
    <TD width="97%"></TD>
</TR>
<TR valign="top">
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(ii)&nbsp;Final damages in an amount equal to the difference between (i)
all Monthly Rent, additional rent and other sums which would have become
due during the remainder of the Term, and (ii)&nbsp;the fair market value
rental of the Premises over the same period (net of all expenses
(including reasonable attorneys&#146; fees) and all vacancy periods reasonably
projected by Sublessor to be incurred in connection with the reletting of
the Premises) as reasonably determined by Sublessor, which difference
shall be discounted at the rate of three percent (3%)
<U>per</U> <U>annum</U>, and which resulting
amount shall be payable to Sublessor in a lump sum on demand. Sublessor
may bring suit to collect any such damages at any time after an Event of
Default.</FONT></TD>
</TR>
</TABLE>
<P align="center"><FONT size="2">- 25 -</FONT>
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<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>




<P align="left"><FONT size="2">Subtenant shall pay all expenses (including reasonable attorneys&#146; fees)
incurred by Sublessor in connection with or as a result of any Event of Default
whether or not a suit is instituted. Nothing herein shall be construed to
affect or prejudice Sublessor&#146;s right to prove, and claim in full, unpaid rent
accrued prior to the termination of this Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;All rights and remedies of Sublessor set forth in this Sublease are
cumulative and in addition to all other rights and remedies available to
Sublessor at law or in equity. The exercise by Sublessor or any such right or
remedy shall not prevent the concurrent or subsequent exercise of any other
right or remedy. No delay or failure by Sublessor to exercise or enforce any
of Sublessor&#146;s rights or remedies or Subtenant&#146;s obligations shall constitute a
waiver of any such rights, remedies or obligations. Sublessor shall not be
deemed to have waived any default by Subtenant unless such waiver expressly is
set forth in a written instrument signed by Sublessor. If Sublessor waives in
writing any default by Subtenant, such waiver shall not be construed as a
waiver of any covenant, condition or agreement set forth in this Sublease
except as to the specific circumstances described in such written waiver.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Effective as of the date of a valid, lawful termination under this
Sublease, Subtenant hereby expressly waives, for itself and all persons
claiming by, through or under it, any right of redemption, re-entry or
restoration of the operation of this Sublease under any present or future Law,
including without limitation any such right which Subtenant would otherwise
have in case Subtenant shall be dispossessed for any cause, or in case
Sublessor shall obtain possession of the Premises as herein provided.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If Subtenant becomes bankrupt or insolvent, or files any debtor
proceedings, or if Subtenant takes or has taken against it in any court
pursuant to any statute either of the United States or of any State a petition
in bankruptcy or insolvency or for reorganization or for the
appointment of a receiver or trustee of all or a portion of Subtenant&#146;s
property, or if Subtenant makes an assignment for the benefit of creditors, or
petitions for or enters into an arrangement (each of the foregoing referred to
as an &#147;<U>Event of Bankruptcy</U>&#148;), then this Sublease shall
terminate and Sublessor, in addition to any other rights or remedies it may
have, shall have the immediate right of reentry and may remove all persons and
property from the Premises and such property may be removed and stored in a
public warehouse or elsewhere at the cost of, and for the account of Subtenant,
all without service of notice or resort to legal process and without being
deemed guilty of trespass, or becoming liable for any loss or damage
occassioned thereby.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If Sublessor fails to perform any of its obligations hereunder and such
failure continues for thirty (30)&nbsp;days after Sublessor&#146;s receipt of written

notice thereof (except that such thirty (30)&nbsp;day period shall be extended for
such additional time as is reasonably necessary to cure such failure &#091;not to
exceed an additional fifteen (15)&nbsp;days&#093;, only if such default by its nature
cannot be cured within the thirty (30)&nbsp;day period, and Sublessor is at all
times diligently pursuing cure of same), then Sublessor shall be in default
under this Sublease and Subtenant shall have all rights and remedies permitted
or granted under law and in equity, except as otherwise provided in this
Sublease.
</FONT>
<P align="center"><FONT size="2">- 26 -</FONT>
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<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>
<P align="left"><FONT size="2">25. <U>Waiver</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If Sublessor institutes legal or administrative proceedings against
Subtenant and a compromise or settlement thereof is made, the same shall not
constitute a waiver of Subtenant&#146;s obligations to comply with any covenant,
agreement or condition, nor of any of Sublessor&#146;s rights hereunder. No waiver
by Sublessor of any breach of any covenant, condition, or agreement specified
herein shall operate as an invalidation or as a continual waiver of such
covenant, condition or agreement itself, or of any subsequent breach thereof.
No payment by Subtenant or receipt by Sublessor (or any party designated by
Sublessor to receive any payments of rent) of a lesser amount than the amount
of rent due Sublessor shall be deemed to be other than payment on account of
the earliest rent then accrued and payable. Amounts deposited into Sublessor&#146;s
rental account shall not be deemed accepted by Sublessor if Sublessor promptly
returns such rental amounts to Subtenant. In addition, no endorsement or
statement on any check or letter accompanying a check for payment of such rent
shall be deemed an accord and satisfaction. Sublessor, or any party designated
by Sublessor, may accept such check or payment without prejudice to Sublessor&#146;s
right to recover the balance of such rent or to pursue any other remedy
provided for in this Sublease or in the governing law of the jurisdiction in
which the Building is located. No re-entry by Sublessor, and no acceptance by
Sublessor of keys from Subtenant, shall be considered an acceptance of a
surrender of the Premises or this Sublease.
</FONT>
<P align="left"><FONT size="2">26. <U>Terms of Prime Lease</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;All of the terms, provisions, covenants and conditions of the Prime
Lease are incorporated herein by reference and hereby made a part of and are
superior to this Sublease, except as herein otherwise expressly provided, and
Sublessor hereunder shall have all of the rights of Prime Landlord under the
Prime Lease as against Subtenant, as if Subtenant had executed the Prime Lease
as Tenant thereunder, except to the extent the same conflict with the
provisions hereof, in which case, as between Sublessor and Subtenant only,
Sublessor&#146;s rights and remedies against Subtenant as set forth in this Sublease
shall control. All capitalized and
other terms not otherwise defined herein shall have the meanings ascribed
to them in the Prime Lease, unless the context clearly requires otherwise. The
following provisions of the Prime Lease shall not be incorporated in this
Sublease by reference: <U>Article&nbsp;3</U>, <U>Article
4</U>, <U>Section&nbsp;8.5</U>, <U>Section&nbsp;8.6</U>,
<U>Article&nbsp;22</U>, <U>Article&nbsp;29</U>, <U>Article
30</U>, <U>Article&nbsp;31</U>, <U>Exhibit&nbsp;D</U>,
<U>Exhibit&nbsp;E</U>, <U>Exhibit&nbsp;I</U>, <U>Exhibit
J</U>, <U>Exhibit&nbsp;K</U>, and <U>Exhibit&nbsp;L</U>. A
copy of the Prime Lease is attached hereto as <U>Exhibit&nbsp;L</U>.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor shall have no liability to Subtenant by reason of the default
of Prime Landlord under the Prime Lease. Notwithstanding anything to the
contrary contained in any other provision of this Sublease, Subtenant
recognizes that Sublessor is not in a position to and shall not be required to
render any of the services or utilities, to make repairs, replacements,
restorations, alterations or improvements or to perform any of the obligations,
of any nature whatsoever, required of Prime Landlord by the terms of the Prime
Lease. Sublessor, however, shall use commercially reasonable efforts to obtain
the performance of and furnishing of such services for the Premises by Prime
Landlord pursuant to the terms of the Prime Lease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall promptly reimburse Sublessor for all reasonable
out-of-pocket costs paid to third parties in expending such efforts. Nothing
contained herein shall require Sublessor to institute any suit or action to
enforce any such rights, except as expressly set forth in
</FONT>
<P align="center"><FONT size="2">- 27 -</FONT>
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<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>
<P align="left"><FONT size="2"><U>Section
27.D</U> of this Sublease. Subtenant acknowledges that the failure of
Prime Landlord to provide any services or comply with any obligations under the
Prime Lease shall not entitle Subtenant to any abatement or reduction in either
Monthly Rent or Additional Rent payable hereunder.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;D.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Wherever the Prime Lease refers to the &#147;Premises,&#148; such references for
the purposes hereof shall be deemed to refer to the Sublease Premises; wherever
the Prime Lease refers to the &#147;Lease,&#148; such references for purposes hereof
shall be deemed to refer to this Sublease; wherever the Prime Lease refers to
the &#147;term,&#148; such references for the purposes hereof shall be deemed to refer to
the Term; wherever the Prime Lease refers to &#147;Landlord,&#148; such references for
the purposes hereof shall be deemed to refer to Sublessor; and wherever the
Prime Lease refers to &#147;Tenant,&#148; such references for the purposes hereof shall
be deemed to refer to &#147;Subtenant.&#148;
</FONT>
<P align="left"><FONT size="2">27. <U>Sublease Subject to Prime Lease</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;This Sublease is subject and subordinate to the Prime Lease and to the
matters to which the Prime Lease is or shall be subordinate. If the Prime
Lease is cancelled or terminated prior to the Expiration Date of this Sublease,
whether by voluntary or involuntary means or by operation of law or for any
reason whatsoever, then this Sublease shall become a direct lease with Prime
Landlord, subject to the provisions of the Sublease Consent/SNDA. Prime
Landlord is not a party to this Sublease, and all of Prime Landlord&#146;s
obligations relating to this Sublease shall be governed by the Sublease
Consent/SNDA, but Prime Landlord shall be a third party beneficiary of any
covenants and agreements of Subtenant which benefit Prime Landlord hereunder.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Except as specifically set forth in this Sublease, Subtenant covenants
and agrees with Sublessor and Prime Landlord that, throughout the Term,
Subtenant shall observe and perform all of the provisions of the Prime Lease,
which are to be observed and performed by the tenant thereunder as to the
Premises only, except payment of Monthly Rent and additional rent. Subtenant
covenants and agrees that Subtenant shall not do any act, matter or thing which
will be, result in, or constitute a violation or breach of or a default or
Event of Default under any provision of the Prime Lease; it being expressly
agreed to by Subtenant that any such violation, breach, default or Event of
Default shall constitute a material breach by Subtenant of a substantial
obligation under this Sublease entitling Sublessor to avail itself of the
remedies provided for herein or otherwise permitted at law. So long as
Subtenant is not in default under this Agreement, Sublessor covenants and
agrees that it will timely perform all its obligations as Tenant under the
Prime Lease, to the extent not being performed directly by Subtenant under the
express terms of this Sublease, and shall indemnify, defend, and hold Subtenant
harmless from and for any liability arising from Sublessor&#146;s failure to so
perform. Within three (3)&nbsp;business days after receipt, Sublessor will provide
Subtenant with complete copies of any notices or correspondence Sublessor
receives from Prime Landlord which affect Subtenant&#146;s rights or obligations
under this Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall indemnify and hold Sublessor harmless from and against
all claims, liabilities, penalties and expenses, including, without limitation,
reasonable attorneys&#146; fees and disbursements, arising from or in connection
with any default or Event of Default by
</FONT>
<P align="center"><FONT size="2">- 28 -</FONT>
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<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>
<P align="left"><FONT size="2">Subtenant in Subtenant&#146;s performance of
those terms, covenants and conditions of the Prime Lease which are or shall be
applicable to Subtenant, as above provided, and all amounts payable by
Subtenant to Sublessor on account of such indemnity shall be deemed to be
Additional Rent hereunder and shall be payable to Sublessor upon demand. In
any case where the consent or approval of Prime Landlord shall be required
pursuant to the Prime Lease, Sublessor&#146;s consent shall also be required
hereunder.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;D.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor shall have no obligation to perform Prime Landlord&#146;s
obligations under the Prime Lease, and if Prime Landlord defaults in its
obligations to Sublessor under the Lease so that Subtenant is deprived of
service or performance to which it is entitled hereunder, Sublessor shall not,
except as and to the extent set forth below, be obligated to bring any action
or proceeding or to take any steps to enforce Sublessor&#146;s rights against
Landlord.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(i)&nbsp;Sublessor shall cooperate in seeking to obtain Prime Landlord&#146;s
performance under the Prime Lease. Upon Subtenant&#146;s request, Sublessor shall
make written demand upon Prime Landlord to perform its obligations regarding
the Premises. If after such demand, Prime Landlord&#146;s grace period (if any)
under the Prime Lease expires and Prime Landlord has failed to perform the
obligation, then at Subtenant&#146;s written direction and expense, Sublessor shall
proceed against Prime Landlord on Subtenant&#146;s behalf, so long as Subtenant is
not in default under this Sublease. Prior to instituting any such proceeding,
Subtenant will post an additional security deposit of Twenty Five Thousand
Dollars ($25,000.00) which shall be returned to Subtenant upon final resolution
of such proceeding. Subtenant shall reimburse Sublessor, as additional rent
due within thirty (30)&nbsp;days after delivery from time to time of a statement
therefor, for all costs, expenses and attorneys&#146; fees incurred by Sublessor in
connection with such proceeding. If, as a result of Prime Landlord&#146;s default
under the Prime Lease during the Term of this Sublease, Sublessor recovers any
sum from Prime Landlord relating to the
Premises or is entitled to any abatement, credit, setoff, or offset in
relation to rent of any kind due in connection with the Premises, the same, or
the benefit thereof, shall benefit Subtenant as applicable to the Premises, so
long as this Sublease is in effect and Subtenant is not in default hereunder.
So long as this Sublease is in effect, if Sublessor&#146;s rent as to the Premises
is abated under the Prime Lease, then Subtenant&#146;s rent under this Sublease
shall abate as applicable to the Premises.
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(ii)&nbsp;So long as it is at no cost to Sublessor and not contrary to the
provisions of the Prime Lease, Sublessor shall reasonably cooperate with
Subtenant:
</FONT>

<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR valign="top">
    <TD width="9%"><FONT size="2">&nbsp;</FONT></TD>
    <TD width="1%" align="left" nowrap><FONT size="2">(a)</FONT></TD>
    <TD width="3%"><FONT size="2">&nbsp;</FONT></TD>
    <TD width="93%"><FONT size="2">In obtaining for Subtenant (i)&nbsp;any
services under the Prime Lease; (ii)&nbsp;any benefit to
Sublessor relating to the Premises under the Prime Lease
that would directly benefit Subtenant, and (iii)&nbsp;Prime
Landlord&#146;s consent to any action for which the Prime
Lease requires Prime Landlord&#146;s consent, and</FONT></TD>
</TR>
<TR>
    <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>
<TR valign="top">
    <TD width="3%"><FONT size="2">&nbsp;</FONT></TD>
    <TD width="1%" align="left" nowrap><FONT size="2">(b)</FONT></TD>
    <TD width="3%"><FONT size="2">&nbsp;</FONT></TD>
    <TD width="93%"><FONT size="2">In delivering any notice to Prime
Landlord as required by a provision of the Prime Lease,
including, without limitation, promptly forwarding any
requests made by Subtenant to Prime Landlord for
services, consents or approvals, and providing Prime
Landlord with all information required regarding such
request.</FONT></TD>
</TR>
</TABLE>
<P align="center"><FONT size="2">- 29 -</FONT>
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<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>




<P align="left"><FONT size="2">28. <U>Casualty and Condemnation</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If the Prime Lease is terminated due to casualty or condemnation, this
Sublease shall terminate on the effective date of such termination of the Prime
Lease with the same effect as if such date were the expiration date. Subtenant
shall be entitled to an abatement of rent hereunder for any space for which
rent is abated under the Prime Lease.
</FONT>
<P align="left"><FONT size="2">29. <U>Right of Sublessor to Cure Subtenant&#146;s Default</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If Subtenant defaults in the making of any payment to any third
party, or doing any act required to be made or done by Subtenant relating to
the Premises (including the performance of Subtenant&#146;s obligations under this
Sublease), then Sublessor may, but shall not be required to, make such payment
or do such act, and Subtenant shall reimburse Sublessor, as additional rent
upon demand, for all expenses incurred by Sublessor, therefor together with
interest thereon at a rate (the &#147;<U>Interest Rate</U>&#148;) equal to
the lower of (a)&nbsp;three (3)&nbsp;percentage points above the then applicable base
rate of interest (or comparable rate of interest) <U>per</U>
<U>annum</U> as fixed by a federally chartered financial
institution reasonably selected by Sublessor, or (b)&nbsp;the maximum rate allowed
by Law, accruing from the date Sublessor incurred such expenses. The making of
such payment or the doing of such act by Sublessor shall not operate as a
waiver or cure of Subtenant&#146;s default, nor shall it prevent Sublessor from the
pursuit of any remedy to which Sublessor would otherwise be entitled.
</FONT>
<P align="left"><FONT size="2">30. <U>Brokers</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor and Subtenant each represents and warrants to the
other that, except as hereinafter set forth, it has not employed any broker in
carrying on the negotiations, nor had any dealings with any broker, relating to
this Sublease. Subtenant represents that it has employed The Staubach Company
&#150; Northeast, Inc. (Cahill Team) as its broker; Sublessor represents that it has
employed The Staubach Company &#150; Northeast, Inc. (Johnson Team) and further
agrees to pay the commissions accruing to each identified broker pursuant to
certain outside agreement(s). Sublessor shall indemnify and hold Subtenant
harmless, and Subtenant shall indemnify and hold Sublessor harmless, from and
against any claim or claims for brokerage or other commission arising from or
out of any breach of the foregoing representation and warranty by the
respective indemnitor.
</FONT>
<P align="left"><FONT size="2">31. <U>Notices</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;All notices or other communications hereunder shall be in writing and
shall be deemed duly delivered upon personal delivery (or attempted delivery);
or as of the third (3rd) business day after mailing by United States mail, by
certified, return receipt requested, postage prepaid (during times when normal
mail delivery is in effect); or as of the immediately following business day
after deposit for next day delivery with federal express or similar nationally
recognized overnight courier service:
</FONT>
<CENTER>
<TABLE cellspacing="0" border="0" cellpadding="0" width="65%">
<TR valign="bottom">
    <TD width="12%">&nbsp;</TD>
    <TD width="5%">&nbsp;</TD>
    <TD width="24%">&nbsp;</TD>
    <TD width="5%">&nbsp;</TD>
    <TD width="54%">&nbsp;</TD>
</TR>
<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
if to Sublessor:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Manugistics, Inc.</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">9715 Key West Avenue</FONT></TD>
</TR>
</TABLE>
</CENTER>
<P align="center"><FONT size="2">- 30 -</FONT>
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<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>

<CENTER>
<TABLE cellspacing="0" border="0" cellpadding="0" width="65%">
<TR valign="bottom">
    <TD width="12%">&nbsp;</TD>
    <TD width="5%">&nbsp;</TD>
    <TD width="24%">&nbsp;</TD>
    <TD width="5%">&nbsp;</TD>
    <TD width="54%">&nbsp;</TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Rockville, Maryland 20850-3915</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Attention: Real Estate</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
with a copy to:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Venable, LLP</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">1201 New York Avenue, N.W.</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Suite&nbsp;1000</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Washington, D.C. 20005</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Attention: Grier Hoyt, Esquire</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
if to Subtenant:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Theracom, Inc.</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">at the Premises</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
with a copy to:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">AdvancePCS</FONT></TD>
</TR>

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    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">9501 E. Shea Boulevard</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Scottsdale, AZ 85260</FONT></TD>
</TR>

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    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Attn: Pat Cannavino</FONT></TD>
</TR>
</TABLE>
</CENTER>
<P align="left"><FONT size="2">prior to the Commencement Date and at the Premises thereafter. The party to
receive notices and the place notices are to be sent for either Sublessor or
Subtenant may be changed by notice given pursuant to the provisions of this
<U>Section&nbsp;31</U>.
</FONT>
<P align="left"><FONT size="2">32. <U>Estoppel Certificates</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant agrees, at any time and from time to time but not more
than 1 time per year (except that such limitation shall not apply in connection
with a request by Prime Landlord under the Prime Lease or if there is an Event
of Default), upon not less than fifteen (15)&nbsp;days&#146; prior written notice, to
execute and deliver to Sublessor a statement in writing (A)&nbsp;certifying that
this Sublease is unmodified and in full force and effect (or, if there have
been modifications, that the Sublease is in full force and effect as modified
and stating the modifications), (B)&nbsp;stating the dates to which the rent and
other charges hereunder have been paid by Subtenant, (C)&nbsp;stating whether or
not, to the best knowledge of Subtenant, Sublessor is in default in the
performance of any covenant, agreement or condition contained in this Sublease,
and, if so, specifying each such default of which Subtenant may have knowledge,
(D)&nbsp;stating the address to which notices to Subtenant should be sent and, if
Subtenant is a corporation, partnership, limited liability company,
association, trust or other entity (collectively, &#147;<U>Entity</U>&#148;)
the name and address of its registered agent or its agent for service of
process in the jurisdiction in which the Building is located, (E)&nbsp;agreeing not
to pay Monthly Rent more than thirty (30)&nbsp;days in advance or to amend the
Sublease without the consent of Prime Landlord, and (F)&nbsp;containing such other
matters as Sublessor may reasonably request. Any such statement delivered
pursuant hereto may be relied upon by, or if so requested, addressed to any
owner of the Building or the Project or any interest therein, any prospective
purchaser of the Building or the Project or any interest therein, any Mortgagee
or prospective Mortgagee of the Building or the Project or any interest
therein, or any prospective assignee of any such Mortgagee. The failure of
Subtenant to timely execute and deliver such statement to Sublessor shall
constitute an acknowledgment by Subtenant of the facts set forth therein. If
the statement is requested by Prime Landlord, then the references in this
</FONT>
<P align="center"><FONT size="2">- 31 -</FONT>
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<P align="left"><FONT size="2"><U>Section&nbsp;32</U> to &#147;Sublessor&#148; shall be deemed references to
&#147;Prime Landlord&#148; if the context so requires.
</FONT>
<P align="left"><FONT size="2">33. <U>Holding Over</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If Subtenant does not immediately surrender the Premises free of
all subtenants and occupants on the date of expiration or earlier termination
of the Term, then Sublessor shall be entitled to immediate recovery of
possession of the Premises by judicial or non-judicial means lawful in the
State of Maryland, and, whether or not Sublessor seeks recovery of possession
of the Premises, Subtenant shall be obligated to pay as Monthly Rent during the
holdover an amount (on a per month basis without reduction for partial months
during the holdover) equal to the following as applicable: (A)&nbsp;prior to
expiration or earlier termination of the term of the Prime Lease with respect
to the Premises during the first sixty (60)&nbsp;days of such holdover: 125% of the
sum of Monthly Rent and Subtenant&#146;s Share of OE/Tax Rent, or (B)&nbsp;prior to the
expiration or earlier termination of the term of the Prime Lease with respect
to the Premises after the first sixty (60)&nbsp;days of such holdover: 200% of the
sum of Monthly Rent and Subtenant&#146;s Share of OE/Tax Rent, or (C)&nbsp;in all events
after expiration of earlier termination of the term of the Prime Lease with
respect to the Premises, the Monthly Base Rent (as defined in the Prime Lease)
and Additional Rent (as defined in the Prime Lease) due under <U>Section
32.8</U> of the Prime Lease for the <U>entire</U>
<U>Prime</U> <U>Lease</U> <U>Premises</U>
(and not just for the Premises). No acceptance of rent by Sublessor for any
holdover period shall constitute a waiver of Sublessor&#146;s right to immediate
recovery of possession of the Premises, nevertheless, any rental amounts for
such holdover period which are deposited into Sublessor&#146;s rental account
shall not be deemed accepted by Sublessor if Sublessor promptly returns
such rental amounts to Subtenant. Nothing herein shall limit Sublessor&#146;s right
to recover damages pursuant to this Sublease and such other damages as are
available to Sublessor at law or in equity (including but not limited to any
and all damage caused by such holdover). Subtenant acknowledges that a
holdover by Subtenant beyond the term of the Prime Lease with respect to the
Premises shall cause a holdover by Sublessor under the Prime Lease and that the
resulting damage to Sublessor may be substantial, and, in addition to payment
of holdover rent for the <U>entire</U> <U>Prime</U>
<U>Lease</U> <U>Premises</U> as set forth above,
Subtenant shall indemnify and hold Sublessor harmless in connection therewith,
pursuant to <U>Section&nbsp;19</U> of this Sublease.
</FONT>
<P align="left"><FONT size="2">34. <U>Quiet Enjoyment</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor covenants that if Subtenant pays the rent and performs
all of the covenants, agreements and conditions specified in this Sublease to
be performed by Subtenant, Subtenant shall, for the Term, freely, peaceably and
quietly occupy and enjoy the full possession of the Premises without
molestation or hindrance by Sublessor, its agents or employees subject to the
provisions of this Sublease and the Sublease Consent/SNDA. Entry in the
Premises for inspections, repairs, alterations, improvements and installations
by Sublessor, its agents, employees or contractors pursuant to <U>Section
17</U> shall not constitute a breach by Sublessor of this covenant, nor
entitle Subtenant to any abatement or reduction of rent.
</FONT>
<P align="center"><FONT size="2">- 32 -</FONT>
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<P align="left"><FONT size="2">35. <U>&#091;Omitted&#093;</U>
</FONT>

<P align="left"><FONT size="2">36. <U>Parking</U></FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor grants to Subtenant a non-exclusive license to use at no
additional charge an allocation of Two Hundred Seventy Five (275)&nbsp;non-reserved
and ten (10)&nbsp;reserved parking spaces on the 1st level of the parking garage on
the Property and five (5)&nbsp;surface parking spaces in front of the Building for
use by Subtenant, its officers, agents, employees and visitors, in accordance
with the provisions of the Prime Lease. The reserved spaces shall be in the
locations designated on <U>Exhibit&nbsp;J</U> attached to this Sublease.
If additional space is added to the Premises, parking spaces shall be added at
a ratio of four (4)&nbsp;spaces per 1,000 additional square feet leased.
</FONT>
<P align="left"><FONT size="2">37. <U>Cafeteria</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;So long as Subtenant or an approved assignee or sub-subtenant individually
or in combination occupy the entire rentable area in the Building, Subtenant,
the assignee or sub-subtenant, and their respective employees and visitors
shall have the right to use the cafeteria service for breakfast and lunch at
the price paid by Sublessor for same.
</FONT>
<P align="left"><FONT size="2">38. <U>Satellite Dish/Emergency Generator/Conduit Rights</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subject to the prior written approval of Sublessor (which approval
shall not be unreasonably withheld, conditioned or delayed) and the prior
written approval of Prime Landlord pursuant to the Prime Lease, Subtenant shall
have the right to use a portion of Sublessor&#146;s rights to use the roof of the
Building for satellite dish and antenna usage directly related to and
incidental to Subtenant&#146;s business at the Premises. All such usage shall
be in compliance with <U>Article&nbsp;28</U> of the Prime Lease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall have the right to (a)&nbsp;install a generator of a minimum
600kw (the &#147;<U>Generator</U>&#148;) in a location shown on
<U>Exhibit&nbsp;K</U> (the &#147;<U>Generator Area</U>&#148;), and (b)
use available Building riser conduit and run additional riser conduit within
the Building from the Generator, roof, parking area and between floors of the
Premises, subject to obtaining Prime Landlord&#146;s written consent and Sublessor&#146;s
written consent, which consent of Sublessor shall not be unreasonably withheld,
conditioned or delayed. Subtenant&#146;s right to install the Generator shall be
subject to Sublessor&#146;s approval (which approval shall not be unreasonably
withheld, conditioned or delayed) and Prime Landlord&#146;s approval of the manner
in which the Generator is installed, the manner in which any fuel pipe is
installed, the manner in which any ventilation and exhaust systems are
installed, the manner in which any cables are run to and from the Generator to
the Premises and the measures that will be taken to eliminate any vibrations or
sound disturbances from the operation of the Generator, including without
limitation, any necessary two (2)&nbsp;hour rated enclosures or sound installation.
Sublessor shall have the right to reasonably require an acceptable enclosure to
hide or disguise the existence of the Generator and to minimize any adverse
effect that the installation of the Generator may have on the appearance of the
Building or the Park. Subtenant shall be solely responsible for obtaining all
necessary governmental and regulatory approvals and for the cost of installing,
operating, maintaining and removing the Generator. Subtenant shall not install
or operate the Generator until Subtenant has obtained and submitted to
Sublessor copies of all required governmental permits, licenses and
</FONT>
<P align="center"><FONT size="2">- 33 -</FONT>
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<P align="left"><FONT size="2">authorizations necessary for the installation and operation of the Generator.
In addition to, and without limiting Subtenant&#146;s obligations under this
Sublease, Subtenant shall comply with all applicable environmental and fire
prevention Laws pertaining to Subtenant&#146;s use of the Generator Area. Subtenant
shall also be responsible for the cost of all utilities consumed in the
operation of the Generator.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall be responsible for assuring that the installation,
maintenance, operation and removal of the Generator shall in no way damage any
portion of the Building or the Park. To the maximum extent permitted by Law,
the installation, maintenance, operation, repair, replacement and removal of
the Generator and all appurtenances in the Generator Area shall be at the sole
risk of Subtenant, and Sublessor shall have no liability to Subtenant if the
Generator or any appurtenances or installations are damaged for any reason.
Subtenant agrees to be responsible for any damage caused to the Building or the
Park in connection with the installation, maintenance, operation or removal of
the Generator and, in accordance with the terms of <U>Section
19</U> of this Sublease, to indemnify, defend and hold Sublessor Parties
harmless from all liabilities, obligations, damages, penalties, claims, costs,
charges and expenses, including without limitation, reasonable architects&#146; and
attorneys&#146; fees (if and to the extent permitted by Law), which may be imposed
upon, incurred by, or asserted against Sublessor Parties in connection with the
installation, maintenance, operation or removal of the Generator, including
without limitation, any environmental and hazardous materials claims. In
addition to, and without limiting Subtenant&#146;s obligations under this Sublease,
Subtenant covenants and agrees that the installation and use of the Generator
and appurtenances shall not adversely affect the insurance coverage for the
Building. If for any reason the installation or use of the Generator and/or
the appurtenances results in an increase in the amount of the premiums for such
coverage, then Subtenant shall be liable for the full amount of any such
increase.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall be responsible for the installation, operation,
cleanliness, maintenance and removal of the Generator and appurtenances, all of
which shall remain the personal property of Subtenant, and shall be removed by
Subtenant at its own expense and at the expiration or earlier termination of
the Term. Subtenant shall repair any damage caused by such removal, including
the patching of any holes to match, as closely as possible, the color
surrounding the area where the Generator and appurtenances were attached.
Subtenant shall take the Generator Area &#147;as is&#148; in the condition in which the
Generator Area is in as of the Commencement Date, without any obligation on the
part of Sublessor to prepare or construct the Generator Area for Subtenant&#146;s
use or occupancy. Without limiting the foregoing, Sublessor makes no
warranties or representations to Subtenant as to the suitability of the
Generator Area for the installation and operation of the Generator. Subtenant
shall have no right to make any changes, alterations, additions, decorations or
other improvements to the Generator Area without Sublessor&#146;s prior written
consent (such consent not to be unreasonably withheld, conditioned or delayed),
and the approval of Prime Landlord pursuant to the Prime Lease. Subtenant
agrees to maintain the Generator, including without limitation, any enclosure
installed around the Generator in good condition and repair. Subtenant shall
be responsible for performing any maintenance and improvements to any enclosure
surrounding the Generator so as to keep such enclosure in good condition.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant shall have the right to test the Generator in accordance with
best practices and as and if required by law, but shall only test the Generator
before or after normal business hours
</FONT>
<P align="center"><FONT size="2">- 34 -</FONT>
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<P align="left"><FONT size="2">and at a time mutually agreed to in
writing by Sublessor, Subtenant and Prime Landlord in advance. Subtenant shall
be permitted to use the Generator Area solely for the maintenance and operation
of the Generator, and the Generator and Generator Area are solely for the
benefit of Subtenant. All electricity generated by the Generator may only be
consumed by Subtenant in the Premises. Sublessor shall have no obligation to
provide any services, including without limitation, electric current, to the
Generator Area. Subtenant shall have no right to assign or sublet the
Generator Area. Subtenant shall at all times, operate the Generator in
compliance with Laws.
</FONT>
<P align="left"><FONT size="2">39. <U>Miscellaneous</U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Rule&nbsp;Against Perpetuities</U>. If and to the extent
that this Sublease would, in the absence of the limitation imposed by this
<U>Section&nbsp;39.A</U>, be invalid or unenforceable as being in
violation of the rule against perpetuity or any other rule of law relating to
the vesting of interests in property or the suspension of the power of
alienation of property, then it is agreed that notwithstanding any other
provision of this Sublease, this Sublease and any and all options, rights and
privileges granted to Subtenant thereunder, or on connection therewith shall
terminate if not previously terminated, on the date which is twenty-one (21)
years after the death of the last heir or issue, who are lives in being as of
the date of this Sublease, of the following named persons: George W. Bush and
Richard Cheney.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Gender</U>. Feminine or neuter pronouns shall be
substituted for those of the masculine form, and the plural shall be
substituted for the singular number, in any place or places herein in which the
context may require such substitution or substitutions.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;C.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Benefit and Burden</U>. The terms and provisions of
this Sublease shall be binding upon and shall inure to the benefit of the
parties hereto and each of their respective representatives, successors and
permitted assigns. Sublessor may freely and fully assign its interest
hereunder.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Neither the members comprising Sublessor, nor the partners, directors or
officers of any of the foregoing (collectively, the
&#147;<U>Parties</U>&#148;) shall be personally liable for the performance of
Sublessor&#146;s obligations under this Sublease. Subtenant shall look solely to
Sublessor to enforce Sublessor&#146;s obligations hereunder and shall not seek any
damages against any of the Parties.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;D.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Financial Statements</U>. Promptly after each fiscal
year of Subtenant, Subtenant shall deliver to Sublessor and Prime Landlord a
copy of Subtenant&#146;s audited financial statements. Subtenant, within thirty (30)
days after request from time to time but not more than one time per year
(except such limitation shall not apply if an Event of Default occurs), shall
provide Sublessor and Prime Landlord with current monthly or quarterly
financial statements and such other information as Sublessor or Prime Landlord
may reasonably request in order to create a &#147;business profile&#148; of Subtenant and
determine Subtenant&#146;s ability to fulfill its obligations under this Sublease.
The requirement to deliver financial statements shall not apply so long as

Subtenant is a public company and such information is readily available to the
public.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;E.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Savings Clause</U>. If any provision of this Sublease
or the application thereof to any person or circumstance is to any extent held
invalid, then the remainder of this Sublease or the
</FONT>
<P align="center"><FONT size="2">- 35 -</FONT>
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<P align="left"><FONT size="2">application of such
provision to persons or circumstances other than those as to which it is held
invalid shall not be affected thereby, and each provision of this Sublease
shall be valid and enforced to the fullest extent permitted by law; provided,
however, that such illegal, invalid or unenforceable provision shall be
rewritten in a valid, legal and enforceable manner to achieve as closely as
possible the original intent.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;F.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Entity Subtenant</U>. If Subtenant is an Entity, the
persons executing this Sublease on behalf of Subtenant hereby consent,
represent and warrant that Subtenant is duly organized and is duly qualified
and authorized to do business in the State of Maryland; and that the person or
persons executing this Sublease on behalf of Subtenant are duly authorized to
sign and execute this Sublease. Upon request of Sublessor to Subtenant,
Subtenant shall deliver to Sublessor documentation reasonably satisfactory to
Sublessor evidencing Subtenant&#146;s compliance with the provisions of this
section. Further, Subtenant agrees to promptly execute all necessary and
reasonable applications or documents confirming such registration as requested
by Sublessor or its representatives, required by the jurisdiction in which the
Building is located to permit the issuance of necessary permits and
certificates for Subtenant&#146;s use and occupancy of the Premises. Any delay or
failure by Subtenant in submitting such application or document so executed
shall not serve to delay the Commencement Date or delay or waive Subtenant&#146;s
obligations to pay rent hereunder.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;G.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Joint and Several Liability</U>. If two or more
individuals or Entities (or any combination of two or more thereof) sign this
Sublease as Subtenant, the liability of each of them shall be joint and
several. In like manner, if Subtenant is an Entity the members of which are,
by virtue of statute or general law, subject to personal liability, the
liability of each
individual who was, is or becomes a member of such Entity at any time from
the date of execution of this Sublease to and including the expiration or
earlier termination of the Term, shall be joint and several.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;H.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Unavoidable Delays</U>. Whenever a period of time is
prescribed for the taking of an action by Sublessor or Subtenant, the period of
time for the performance of such action shall be extended by the number of days
that the performance is actually delayed due to strikes, acts of God, shortages
of labor or materials, casualty, unusually severe weather, war, terrorist
activity, civil disturbances, action or inaction of a governmental entity, or
any other cause beyond the reasonable control of the performing party
(&#147;<U>Unavoidable Delays</U>&#148;). However, Unavoidable Delays shall
not extend any period of time for the payment of Rent or other sums payable by
either party or any period of time for the written exercise of an option or
right by either party, or any holding over by Subtenant beyond the expiration
or termination of the Term.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;I.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Governing Law</U>. This Sublease and the rights and
obligations of Sublessor and Subtenant hereunder shall be governed by the laws
of the State of Maryland without regard to conflict of laws principles.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;J.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Business Day</U>. The term &#147;<U>business
day</U>&#148; means each calendar day Monday through Friday except any federal
holiday.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;K.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Rules of Construction</U>. The deletion of any printed,
typed or other portion of this Sublease or any draft of this Sublease shall not
evidence an intention to contradict such deleted
</FONT>
<P align="center"><FONT size="2">- 36 -</FONT>
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<P align="left"><FONT size="2">portion. Such portion shall
be deemed not to have been inserted in this Sublease. Subtenant acknowledges
that this Sublease is a commercial transaction and Subtenant has had the
opportunity to engage legal counsel. Accordingly, no rule of construction
against the draftsperson of a document or against landlords shall be applicable
to this Sublease. Section references used herein (<U>e.g</U>.,
<U>Section&nbsp;39</U>) shall refer to section numbers of this Sublease,
unless otherwise specified or unless the context clearly requires otherwise.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;L.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>No Partnership</U>. Nothing contained in this Sublease
shall be deemed or construed to create a partnership or joint venture of or
between Sublessor and Subtenant, or to create any other relationship between
the parties hereto other than that of landlord and tenant.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;M.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>No Representations by Sublessor</U>. Neither Sublessor
nor any agent or employee of Sublessor has made any representations or promises
with respect to the Premises or the Property except as herein expressly set
forth, and no rights, privileges, easements or licenses are acquired by
Subtenant except as herein expressly set forth. Subtenant, by taking
possession of the Premises, shall accept the same in the then &#147;as is&#148;
condition, except for latent defects and punch list items. Taking of
possession of the Premises by Subtenant shall be conclusive evidence that the
Premises and the Building are in good and satisfactory condition at the time of
such taking of possession, as provided for in <U>Exhibit&nbsp;F</U>
attached hereto.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;N.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Waiver of Jury Trial</U>. SUBLESSOR AND SUBTENANT EACH
HEREBY WAIVES TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT
BY EITHER OF THE PARTIES HERETO AGAINST THE
OTHER ON OR WITH RESPECT TO ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY
WAY CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF SUBLESSOR AND SUBTENANT
HEREUNDER, SUBTENANT&#146;S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR
INJURY OR DAMAGE. SUBTENANT FURTHER AGREES NOT TO INSTITUTE, ASSERT, RAISE OR
INTERPOSE ANY NON-COMPULSORY CLAIM OR COUNTERCLAIM IN ANY ACTION OR PROCEEDING
INSTITUTED BY SUBLESSOR TO RECOVER POSSESSION OF THE PREMISES.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;O.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Enforcement of Sublease</U>. If either party (the
&#147;<U>Enforcing Party</U>&#148;) is required or elects to take legal
action to enforce against the other party (the &#147;<U>Defaulting
Party</U>&#148;) the performance of the Defaulting Party&#146;s obligations under
this Sublease, then the Defaulting Party shall immediately reimburse the
Enforcing Party for all costs and expenses, including, without limitation,
reasonable attorneys&#146; fees, litigation expenses, and expenses of investigating
and preparing for suit, incurred by the Enforcing Party in its successful
prosecution of that legal action. Other than in the event of a holding over by
Subtenant, neither Sublessor nor Subtenant shall be entitled to consequential
damages arising out of a breach of this Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;P.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Confidentiality</U>. Neither this Sublease nor a
memorandum thereof may be recorded in the land records. Sublessor and
Subtenant each agrees to maintain all negotiations, financial terms and other
material non-public information (&#147;<U>Confidential Material</U>&#148;) in
strict confidence as provided herein. Sublessor and Subtenant each agrees not
to disclose to any person not authorized herein, and to require that all
authorized persons to whom it discloses the Confidential Material will not make
any further disclosure of any Confidential Material. The fact that a Sublease
has been executed between Sublessor and Subtenant for the Premises shall
</FONT>
<P align="center"><FONT size="2">- 37 -</FONT>
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<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>
<P align="left"><FONT size="2">not be
deemed to be Confidential Material provided that the specific financial
business terms thereof are not disclosed. All Confidential Material that is
provided to Sublessor or Subtenant will be used solely for informational
purposes and for purposes of negotiating and finalizing a Sublease. Sublessor
and Subtenant each acknowledges and confirms that the Confidential Material may
be disclosed only if (i)&nbsp;the information is already a matter of public
knowledge, (ii)&nbsp;the information may be necessary to Sublessor&#146;s or Subtenant&#146;s
financial, legal or real estate consultants, purchasers, bona fide potential
subtenants or assignees, or lenders (or potential purchasers or lenders), or
(iii)&nbsp;such disclosure is required by law. Prior to disclosure of any
Confidential Material, the persons receiving the Confidential Material must be
advised by the disclosing party of the confidential nature of Confidential
Material and agree not to make any further disclosure of any Confidential
Material except to the disclosing party, or use such Confidential Material
contained therein for any purpose other than for information use.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Captions</U>. The captions used herein are for
convenience of reference only, and are not part of this Sublease, and shall in
no way be deemed to define, limit, describe or modify the meaning of any
provision of this Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;R.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>No Light or Air Easement</U>. Any diminution or
shutting off of light, air or view by any structure which is now or may
hereafter be erected on lands adjacent to the Building shall in no way affect
this Sublease or impose any liability on Sublessor. Noise, dust or vibration
or other incidents to new construction of improvements on lands adjacent to the
Building, whether or not owned by Sublessor, shall in no way affect this
Sublease or impose any liability on Sublessor. Subtenant agrees that in any
such event, Subtenant shall not be entitled to any action, claim or relief,
including without limitation rent reduction or abatement, or termination of
this Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;S.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Consents and Approvals</U>. If Subtenant seeks approval
or consent of Sublessor and Sublessor fails to give such consent or approval,
Subtenant shall not be entitled to any damages for any withholding or delay of
such approval or consent.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;T.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<U>Entire Agreement</U>. This Sublease, together with
<U>Exhibits A</U>, <U>B</U>, <U>C</U>,
<U>D</U>, <U>E</U>, <U>F</U>,
<U>G</U>, <U>H,</U> <U>I</U>,
<U>J</U>, <U>K</U> and <U>L</U> attached
hereto and made a part hereof, contains and embodies the entire agreement of
the parties hereto, and no representations, inducements, or agreements, oral or
otherwise, between the parties not contained and embodied in this Sublease and
said Exhibits shall be of any force or effect, and the same may not be
modified, changed or terminated in whole or in part in any manner other than by
an agreement in writing duly signed by all parties hereto. The submission of
an unsigned copy of this document to Subtenant shall not constitute an offer or
option to lease the Premises. This Sublease shall become effective and binding
only upon execution and delivery by both Sublessor and Subtenant.
</FONT>
<P align="center"><FONT size="2">- 38 -</FONT>
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<P><HR noshade><P>
<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;IN WITNESS WHEREOF, Sublessor and Subtenant have caused this Sublease to
be signed in their names by their duly authorized representatives and delivered
as their act and deed, intending to be legally bound by its terms and
provisions.
</FONT>
<CENTER>
<TABLE cellspacing="0" border="0" cellpadding="0" width="55%">
<TR valign="bottom">
    <TD width="17%">&nbsp;</TD>
    <TD width="5%">&nbsp;</TD>
    <TD width="3%">&nbsp;</TD>
    <TD width="5%">&nbsp;</TD>
    <TD width="70%">&nbsp;</TD>
</TR>
<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD colspan="3" valign="top" align="left"><FONT size="2">SUBLESSOR:</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>

<TD colspan="3" valign="top" align="left"><FONT size="2"><B>MANUGISTICS, INC.,</B> a Delaware corporation</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
By:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">/s/ Raghavan Rajaji</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><HR align="left" size="1" noshade width="70%"></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Name: Raghavan Rajaji</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Title: Chief Financial Officer</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD colspan="3" valign="top" align="left"><FONT size="2">SUBTENANT:</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>

<TD colspan="3" valign="top" align="left"><FONT size="2"><B>THERACOM, INC.,</B> an Ohio corporation</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
By:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">/s/ Jon S. Halbert</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><HR align="left" size="1" noshade width="70%"></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Name: John S. Halbert</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Title: Vice Chairman</FONT></TD>
</TR>
</TABLE>
</CENTER>
<P align="center"><FONT size="2">- 39 -</FONT>
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<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>

<P align="center"><FONT size="2"><B>EXHIBIT F</B>
</FONT>

<P align="center"><FONT size="2"><B>DECLARATION AS TO DATE OF DELIVERY<BR>
AND ACCEPTANCE OF POSSESSION OF PREMISES</B>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Attached to and made a part of the Sublease, dated the 10th day of June,
2003, entered into by and between MANUGISTICS, INC., a Delaware corporation, as
Sublessor, and THERACOM, INC., an Ohio corporation, as Subtenant.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor and Subtenant do hereby declare and evidence that possession of
the Premises was accepted by Subtenant in its &#147;as is&#148; condition on the 24th day
of July, 2003. The Sublease is now in full force and effect. For the purpose
of the Sublease, the Commencement Date is established as the 22nd day of
September, 2003. As of Commencement Date, Subtenant claims no right of set off
against rents.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Subtenant states that its registered agent or its agent for service of
process in the State of Maryland is Corporation Services Company having an
address at N.E. Chase Street, Baltimore, MD 21202, and that it is a corporation
in good standing in the State of Maryland.
</FONT>
<CENTER>
<TABLE cellspacing="0" border="0" cellpadding="0" width="100%">
<TR valign="bottom">
    <TD width="58%">&nbsp;</TD>
    <TD width="1%">&nbsp;</TD>
    <TD width="1%">&nbsp;</TD>
    <TD width="1%">&nbsp;</TD>
    <TD width="39%">&nbsp;</TD>
</TR>
<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD colspan="3" valign="top" align="left"><FONT size="2">SUBLESSOR:</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD colspan="3" valign="top" align="left"><FONT size="2">MANUGISTICS, INC., a Delaware corporation</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
By:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">/s/ Raghavan Rajaji</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><HR align="left" size="1" noshade width="70%"></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Name:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Raghavan Rajaji</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Title:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Chief Financial Officer</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD colspan="3" valign="top" align="left"><FONT size="2">SUBTENANT:</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD colspan="3" valign="top" align="left"><FONT size="2">THERACOM, INC., an Ohio corporation</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
By:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">/s/ Jon S. Halbert</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><HR align="left" size="1" noshade width="70%"></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Name:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Jon S. Halbert</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
Title:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Vice Chairman</FONT></TD>
</TR>
</TABLE>
</CENTER>
<P align="center"><FONT size="2">- 40 -</FONT>
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<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>

<P align="center"><FONT size="2"><B>EXHIBIT H</B>
</FONT>

<P align="center"><FONT size="2"><U><B>FORM OF SUBLEASE GUARANTY</B></U>
</FONT>

<P align="center"><FONT size="2"><U><B>GUARANTY OF SUBLEASE</B></U>
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;THIS GUARANTY OF SUBLEASE is made as of June&nbsp;10, 2003, by ADVANCEPCS,
Delaware corporation (&#147;<U>Guarantor</U>&#148;), to MANUGISTICS, INC., a
Delaware corporation, its successors and assigns
(&#147;<U>Sublessor</U>&#148;).
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;WHEREAS, by Office Lease dated December&nbsp;19, 2000, as amended by First
Amendment to Lease dated June&nbsp;14, 2001 and Second Amendment to Lease dated
March&nbsp;24, 2003, JOHN F. JAEGER, Trustee (&#147;<U>Prime Landlord</U>&#148;),
leased to Sublessor approximately 282,783 square feet of rentable area (the
(&#147;<U>Prime Lease Premises</U>&#148;), being the entire rentable area of
the Danac Stiles Corporate Office Campus at the intersection of Great Seneca
Highway and Key West Avenue, Rockville, Maryland;
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;WHEREAS, Sublessor has subleased to Theracom, Inc., an Ohio corporation
(&#147;<U>Subtenant</U>&#148;) certain premises (the
&#147;<U>Premises</U>&#148;) located at 9715-C Key West Avenue, Rockville,
Maryland, being a portion of the Prime Lease Premises, pursuant to that certain
Sublease by and between Sublessor and Subtenant dated June&nbsp;10, 2003 (the
&#147;<U>Sublease</U>&#148;); for purposes of this Guaranty, the term
&#147;Subtenant&#148; shall include any and all sublessees and assignees of Subtenant at
the Premises, and all successors and assigns of Subtenant and such sublessees
and assignees;
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;WHEREAS, Guarantor owns one hundred percent (100%) of the issued and
outstanding stock of Subtenant;
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;WHEREAS, Guarantor is materially benefited by the Sublease and is not just
an accommodation party, and the undertaking by Guarantor to execute and deliver
this Guaranty is a material inducement to Sublessor to enter into the Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;NOW THEREFORE, in consideration of the premises, and of other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Guarantor agrees with Sublessor as follows:
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;1.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Each of the above recitals is incorporated herein as if
restated in full.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;2.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Guarantor unconditionally and irrevocably guarantees that all rent and
other sums stated in the Sublease to be payable by Subtenant (collectively,
&#147;<U>Rent</U>&#148;) will be promptly paid in full when due in accordance
with the Sublease and that Subtenant will perform and observe each and every
covenant and agreement in the Sublease required to be performed and observed by
Subtenant (the &#147;<U>Obligations</U>&#148;). This Guaranty is
irrevocable, unconditional and absolute, and if for any reason any Rent shall
not be paid promptly when due, or any Obligation shall not be timely performed
or observed, Guarantor shall, promptly without notice, and prior to the
expiration of any period of grace provided for in the Sublease, pay such
Rent or perform such Obligation regardless of (a)&nbsp;any defenses or rights
of set-off or counterclaims which Subtenant or
</FONT>
<P align="center"><FONT size="2">- 41 -</FONT>
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<P><HR noshade><P>
<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>
<P align="left"><FONT size="2">Guarantor may have or assert
against Sublessor, (b)&nbsp;whether Sublessor shall have taken any steps to enforce
any rights against Subtenant or any other person to collect such sum or any
part thereof or (c)&nbsp;the termination as a result of the default of Subtenant
thereunder. Guarantor also agrees to pay to Sublessor the cost and expense
incurred by Sublessor in collecting such sums or any part thereof from
Subtenant or Guarantor or of otherwise enforcing the Sublease or this Guaranty,
including, without limitation, reasonable attorneys&#146; fees. This Guaranty is a
guaranty of payment and performance and not of collection only.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;3.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Guarantor is fully aware of the financial condition of Subtenant and is
executing and delivering this Guaranty based solely upon Guarantor&#146;s own
independent investigation of all matters pertinent hereto and is not relying in
any manner upon any representation or statement of Sublessor. Guarantor
represents and warrants that Guarantor is in a position to obtain, and
Guarantor hereby assumes full responsibility for obtaining, any additional
information concerning Subtenant&#146;s financial condition and any other matter
pertinent hereto as Guarantor may desire, and Guarantor is not relying upon or
expecting Sublessor to furnish to Guarantor any information now or hereafter in
Sublessor&#146;s possession concerning the same or any other matter. By executing
this Guaranty, Guarantor knowingly accepts the full range of risks encompassed
within a contract of this type, which risks Guarantor acknowledges. Guarantor
shall have no right to require Sublessor to obtain or disclose any information
with respect to the financial condition or character of Subtenant or
Subtenant&#146;s ability to pay the Rent and perform the Obligations, or the
existence or nonexistence of any other guaranties of all or any part of the
Rent or the Obligations.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;4.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a)&nbsp;The obligations, covenants and agreements of Guarantor under this
Guaranty shall in no way be affected or impaired by reason of the happening
from time to time of any of the following, although without notice to or the
further consent of Guarantor: (i)&nbsp;the waiver by Sublessor of the performance
or observance by Subtenant, Guarantor or any other party of any of the
agreements, covenants or conditions contained in the Sublease or this Guaranty;
(ii)&nbsp;the extension, in whole or in part, of the time for payment by Subtenant
or Guarantor of any sums owing or payable under the Sublease or this Guaranty,
or of any other sums or obligations under or arising out of or on account of
the Sublease or this Guaranty; (iii)&nbsp;any assignment of the Sublease or
subletting of the Premises or any part thereof, whether or not permitted; (iv)
the modification or amendment (whether material or otherwise) of any of the
obligations of Subtenant under the Sublease; (v)&nbsp;any failure, omission or delay
on the part of Sublessor to enforce, assert or exercise any right, power or
remedy conferred on or available to Sublessor in or by the Sublease, this
Guaranty, or any other guaranty of the Sublease, or any action on the part of
Sublessor granting indulgence or extension in any form whatsoever; (vi)&nbsp;the
failure of Sublessor to file or enforce a claim against the estate (either in
administration, bankruptcy or any other proceeding) of Subtenant or any other
guaranty of this Sublease; (vii)&nbsp;the voluntary or involuntary liquidation,
dissolution or sale of any or all of the assets, marshaling of assets and
liabilities, receivership, conservatorship, insolvency, bankruptcy, assignment
for the benefit of creditors, reorganization, arrangement, composition or
readjustment of, or other similar proceeding affecting, Subtenant or Guarantor
or any of Subtenant&#146;s or Guarantor&#146;s assets; or (viii)&nbsp;the release of Subtenant
or Guarantor from the performance or observance of any of the
agreements, covenants, terms or conditions contained in the Sublease or
this Guaranty by operation of law.
</FONT>
<P align="center"><FONT size="2">- 42 -</FONT>
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<P><HR noshade><P>
<H5 align="left" style="page-break-before:always">&nbsp;</H5><P>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(b)&nbsp;To the extent not prohibited by law, Guarantor hereby expressly
waives (i)&nbsp;any right Guarantor may now or hereafter have to any hearing prior
to the attachment of any real or personal property of Guarantor to satisfy the
obligations of Guarantor hereunder, (ii)&nbsp;the benefits of any present or future
constitution, statute or rule of law which exempts property from liability for
debt, (iii)&nbsp;any defense based upon an election of remedies by Sublessor which
destroys or otherwise impairs the subrogation rights of Guarantor or the right
of Guarantor to proceed against Subtenant for reimbursement or both; and (iv)
any rights or defenses based upon an offset by Guarantor against any obligation
now or hereafter owed to Guarantor by Subtenant; it being the intention hereof
that Guarantor shall remain liable as principal, to the extent set forth
herein, until the full payment of all Rent and full performance of all the
Obligations notwithstanding any act, omission or thing which might otherwise
operate as a legal or equitable discharge of Guarantor.
</FONT>

<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;5.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;An Event of Bankruptcy (as defined in the Sublease) shall in no way
excuse Guarantor from its obligations pursuant to this Guaranty.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;6.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Notice of acceptance of this Guaranty and notice of any obligations or
liabilities contracted or incurred by Subtenant are hereby waived by Guarantor.
Guarantor hereby waives presentment, demand for payment, notice of dishonor,
protest and notice of non-payment or non-performance.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;7.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Guarantor represents and warrants to Sublessor as follows:
</FONT>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
    <TD width="3%"></TD>
    <TD width="97%"></TD>
</TR>
<TR valign="top">
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(i)&nbsp;Guarantor has full right and authority to enter into this
Guaranty and to perform all of its obligations hereunder.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
    <TD width="3%"></TD>
    <TD width="97%"></TD>
</TR>
<TR valign="top">
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(ii)&nbsp;No consent, joinder or approval of any other person or party
is required with respect to Guarantor&#146;s right and authority to enter into
this Guaranty and to perform its obligations hereunder.</FONT></TD>
</TR>
</TABLE>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;8.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If Subtenant defaults under the Sublease, then until the Obligations
are fully performed and the Rent paid, any indebtedness (including, without
limitation, interest obligations) of Subtenant to Guarantor now or hereafter
existing shall be, and such indebtedness hereby is deferred, postponed and
subordinated to the Rent and the Obligations. Guarantor hereby unconditionally
and irrevocably agrees that if Subtenant defaults under the Sublease, then
until the Obligations are fully performed and the Rent paid, (i)&nbsp;Guarantor will
not at any time assert against Subtenant (or Subtenant&#146;s estate in the event
Subtenant becomes bankrupt or becomes the subject of any case or proceeding
under the bankruptcy laws of the United States of America) any right or claim
to indemnification, reimbursement, contribution or payment for or with respect
to any and all amounts Guarantor may pay or be obligated to pay Sublessor,
including, without limitation, the Rent, and any and all Obligations which
Guarantor may perform, satisfy or discharge, under or with respect to this
Guaranty unless such assertion shall be expressly subordinate to the claims of
Sublessor; (ii)&nbsp;Guarantor subordinates all such rights and claims and any other
rights and claims to indemnification, reimbursement, contribution or
payment which Guarantor, or any of them, may have now or at any time
against Subtenant (or Subtenant&#146;s estate in the event Subtenant becomes
bankrupt or becomes the subject of any case or proceeding under any bankruptcy
laws); (iii)&nbsp;Guarantor subordinates any right of subrogation,
<P align="center"><FONT size="2">- 43 -</FONT>
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</FONT>
<P align="left"><FONT size="2">and Guarantor
waives any right to enforce any remedy which Sublessor now has or may hereafter
have against Subtenant; (iv)&nbsp;Guarantor subordinates its right to any benefit
of, and any right to participate in, any security, if any, now or hereafter
held by Sublessor; and (v)&nbsp;Guarantor waives any defense based upon an election
of remedies by Sublessor which destroys or otherwise impairs any subrogation
rights of Guarantor or the right of Guarantor to proceed against Subtenant for
reimbursement. The provisions of this <U>Section&nbsp;8</U> of this
Guaranty shall continue and survive until the payment of the Rent and the
satisfaction of the Obligations and the termination or discharge of Guarantor&#146;s
obligations under this Guaranty. Guarantor further hereby unconditionally and
irrevocably agrees and guarantees (on a joint and several basis with Subtenant)
to make full and prompt payment to Sublessor of any of the Rent or other sums
paid to Sublessor pursuant to the Sublease which Sublessor is subsequently
ordered or required to pay or disgorge on the grounds that such payments
constituted an avoidable preference or a fraudulent transfer under applicable
bankruptcy, insolvency or fraudulent transfer laws; and Guarantor shall fully
and promptly indemnify Sublessor for all costs (including, without limitation,
attorney&#146;s fees) incurred by Sublessor in defense of such claims of a voidable
preference or fraudulent transfer.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;9.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sublessor need not inquire into the power of Subtenant or Guarantor or
the authority of the officers, directors or agents acting or purporting to act
on their behalf.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;10.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Guarantor hereby waives trial by jury in any action, proceeding or
permitted counterclaim brought in any matter, directly or indirectly, arising
out of or with respect to this Guaranty, that may hereafter be instituted with
respect to this Guaranty.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;11.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;This Guaranty shall be governed by and construed in accordance with
the laws of the State of Maryland without regard to its conflicts of law
provisions. Guarantor hereby agrees that it will submit and does hereby
irrevocably submit to the personal jurisdiction of the Maryland State courts
and the United States District Court for Maryland and will not attempt to have
any action brought therein dismissed, abated, or transferred on the ground of
forum non conveniens or similar grounds; provided, however, that nothing
contained herein shall prohibit Guarantor or Sublessor from seeking, by
appropriate motion, to remove any action brought in a Maryland court to the
United States District Court for Maryland. If such action is so removed,
however, Guarantor shall not seek to transfer such action to any other
district.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;12.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;This Guaranty may not be modified or amended except by a written
agreement duly executed by Guarantor and Sublessor.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;13.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Guarantor&#146;s liability hereunder shall be primary and not secondary,
and shall be joint and several with that of Subtenant and any other guarantor
of Subtenant&#146;s obligations under the Sublease. Sublessor may proceed against
Guarantor under this Guaranty without initiating or exhausting its remedy or
remedies against Subtenant, and may proceed against Subtenant and/or Guarantor
separately or concurrently. In the event Sublessor receives in excess of the
Obligations from among Subtenant, Guarantor and any other party, then so long
as Subtenant, Guarantor and each such other paying party has not filed for
protection under bankruptcy or
similar debtor&#146;s rights laws, within ninety-one (91)&nbsp;days (or such greater
time period as allowed by applicable bankruptcy law or non-bankruptcy law for
avoidance of transfers) after Sublessor&#146;s
</FONT>
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<P align="left"><FONT size="2">receipt of the final payment by all
such parties, Sublessor shall make appropriate refund of such excess.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;14.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Within five (5)&nbsp;days after Sublessor&#146;s written request to Guarantor,
Guarantor shall execute and deliver to Sublessor a statement in writing setting
forth any amendments to this Guaranty and stating whether or not this Guaranty
is in full force and effect and specifying what reasons or defenses, if any,
support any claim that this Guaranty is not in full force and effect.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;15.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Any notice which Sublessor may elect to send to Guarantor shall be
binding upon Guarantor if mailed to him or her at the address set forth above
or his last address known to Sublessor, by United States Certified or
Registered Mail, Return Receipt Requested. Any notice sent by Guarantor to
Sublessor in connection with this Guaranty shall be delivered to the address
and in the manner set forth in the Sublease.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;16.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;This Guaranty shall be binding upon, and inure to the benefit of, the
parties hereto and their respective heirs, personal representatives, successors
and assigns. Prime Landlord is not a party to this Guaranty, but Prime
Landlord shall be a third party beneficiary of this Guaranty.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;17.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;The amount and/or extent of liability of Guarantor, and all rights,
powers and remedies of Sublessor hereunder and under any other agreement now or
at any time hereafter in force between Sublessor and Guarantor relating to the
Rent or Obligations shall be cumulative and not alternative, and such rights,
powers and remedies shall be in addition to all rights, powers and remedies
given to Sublessor by law. If any term, covenant or condition of this Guaranty
or the application thereof to any person or circumstance shall, to any extent,
be invalid or unenforceable, the remainder of this Guaranty or the application
of such term, covenant or condition to persons or circumstances other than
those as to which it is held invalid or unenforceable shall not be affected
thereby and each term, covenant or condition of this Guaranty shall be valid
and be enforced to the fullest extent permitted by law.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;IN WITNESS WHEREOF, Guarantor has caused this Guaranty to be executed as
of the date first above written.
</FONT>
<CENTER>
<TABLE cellspacing="0" border="0" cellpadding="0" width="100%">
<TR valign="bottom">
    <TD width="25%">&nbsp;</TD>
    <TD width="35%">&nbsp;</TD>
    <TD width="1%">&nbsp;</TD>
    <TD width="3%">&nbsp;</TD>
    <TD width="39%">&nbsp;</TD>
</TR>
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    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD colspan="3" valign="top" align="left"><FONT size="2">GUARANTOR:</FONT></TD>
</TR>

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    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD colspan="3" valign="top" align="left"><FONT size="2">ADVANCEPCS, a Delaware corporation</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">
By:
</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">/s/ Jon S. Halbert</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top">&nbsp;</TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><HR align="left" size="1" noshade width="70%"></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Name: Jon S. Halbert</FONT></TD>
</TR>

<TR valign="bottom">
    <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
    <TD><FONT size="2">&nbsp;</FONT></TD>
    <TD align="left" valign="top"><FONT size="2">Title: Vice Chairman</FONT></TD>
</TR>
</TABLE>
</CENTER>
<P align="center"><FONT size="2">- 45 -</FONT>
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