3COM CORP
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<TYPE>EX-10
<SEQUENCE>9
<FILENAME>ex10_19.htm
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<p style=' margin-bottom:0pt; margin-top:0pt;text-align:right;'><b><font size=2>Exhibit 10.19</font></b></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:justify;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:justify;'><font size=2>&nbsp;</font></p>


<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><b><font SIZE=2>THIRD AMENDMENT TO LEASE</font></b></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>This Third Amendment to Lease (the &#147;</font><b><font size=2>Third Amendment</font></b><font size=2>&#148;), dated as of July 18</font><sup><font size=2>th</font></sup><font size=2>, 2005 is made by and between Marlborough Campus Limited Partnership, a Massachusetts limited partnership (&#147;</font><b><font size=2>Landlord</font></b><font size=2>&#148;), and 3Com Corporation, a Delaware corporation (&#147;</font><b><font size=2>Tenant</font></b><font size=2>&#148;).</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt;text-align:center;'><font SIZE=2>BACKGROUND</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>WHEREAS, Landlord and Tenant entered into a lease (the &#147;</font><b><font size=2>Original Lease</font></b><font size=2>&#148;) dated as of November 26, 2002, as amended by a First Amendment to Lease dated as of November 26, 2002  and Second Amendment to Lease dated as of February 16, 2005 (the Original Lease, as amended, the &#147;</font><b><font size=2>Lease</font></b><font size=2>&#148;) pursuant to which Landlord leased to Tenant certain premises containing approximately 168,315 rentable square feet (the &#147;</font><b><font size=2>Original Premises</font></b><font size=2>&#148;) located in the building at 350 Campus Drive (&#147;</font><b><font size=2>Building 2</font></b><font size=2>&#148;), and approximately 2,478 rentable square feet of space (the &#147;</font><b><font size=2>Expansion Premises</font></b><font size=2>&#148;) located on the second floor of the building located at
100 Campus Drive (&#147;</font><b><font size=2>Building 1</font></b><font size=2>&#148;), and approximately 30,203 rentable square feet of space (the &#147;</font><b><font size=2>Additional Premises</font></b><font size=2>&#148;) located on the fifth floor of Building 1 (the Original Premises, the Expansion Premises and the Additional Premises, collectively, the &#147;Premises&#148;), in The Campus at Marlborough (the &#147;</font><b><font size=2>Project</font></b><font size=2>&#148;), in Marlborough, Massachusetts; and</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>WHEREAS, Landlord and Tenant wish to amend the Lease as more particularly set forth herein.</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt;text-align:center;'><font SIZE=2>AGREEMENT</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>NOW THEREFORE, in consideration of the mutual covenants and conditions of the parties set forth in the Lease and this Third Amendment, and for other good and valuable consideration, the parties, intending to be legally bound, agree that the Lease is hereby amended as follows:</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>1.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2>Defined Terms</font></u><font size=2>.  Capitalized terms used in this Third Amendment and not otherwise defined herein shall have the meanings set forth in the Lease.  Except as otherwise expressly provided in this Third Amendment, the word &#147;Building&#148; in the Lease shall be deemed to refer to Building 1 and/or Building 2, as appropriate in the context.</font></p>


<table border="0" cellspacing=0 cellpadding=0 width="107" style='margin-left:.5in;border-collapse:collapse'>
    <tr >
        <td width="45%" valign=top style='padding:0in 0in 12.0pt 0in'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=2>2.</font></p> </td>
        <td width="55%" valign=top style='padding:0in 0in 12.0pt 0in'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><u><font size=2>Term.  </font></u></p> </td> </tr></table>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:justify;'><font size=2>(a)&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;The Lease Term with respect to the Original Premises is hereby extended to November 30, 2009 (the &#147;</font><b><font size=2>Building 2</font></b><font size=2> </font><b><font size=2>Lease Expiration Date</font></b><font size=2>&#148;), unless sooner terminated pursuant to the provisions hereof (subject to Tenant&#146;s Option to Extend pursuant to </font><u><font size=2>Section 2(b)</font></u><font size=2> below).  </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:justify;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:justify;'><font size=2>(b)&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2>Option to Extend</font></u><font size=2>.  The first three sentences of </font><u><font size=2>Section 2.2</font></u><font size=2> of the Original Lease, as amended, are deleted in their entirety and the following is substituted in lieu thereof:  &#147;Provided Tenant is not in default under this Lease (beyond applicable notice and cure periods) and has not been in default in the payment of recurring monthly payments of Base Rent, AP Rent, Tenant&#146;s Electricity Cost and/or Tenant&#146;s Share of the Estimated Excess (beyond applicable notice and cure periods, as set forth in </font><u><font size=2>Section 19.1.1</font></u><font size=2> of the Original Lease) under this Lease more than three (3) times in the prior twelve month period, at the time it exercises the option or at commencement of the applicable Option Term, Tenant
 shall have the right and option to extend this lease ("</font><b><font size=2>Option to Extend"</font></b><font size=2>) with respect to the Original Premises only for one additional option period of three years ("</font><b><font size=2>Option Term</font></b><font size=2>") upon the same terms and conditions set forth in the Lease (as amended by this Third Amendment) except that the Base Rent shall be adjusted in accordance with </font><u><font size=2>Section&nbsp;4</font></u><font size=2> of the Summary (as amended by this Third Amendment).  To exercise its Option to Extend, Tenant must give Landlord
notice in writing sent so as to be received at least twelve (12) months but not more than eighteen (18) months prior to November 30, 2009.  At Landlord&#146;s election, Tenant's exercise of its Option to Extend shall be void and of no effect if Tenant is in default under this Lease (beyond applicable notice and cure periods) or has been in default in the payment of recurring monthly payments of Base Rent, AP Rent, Tenant&#146;s Electricity Cost and/or Tenant&#146;s Share of the Estimated Excess (beyond applicable notice and cure periods) under this Lease more than three times in the prior twelve month period on the date it exercises its Option(s) to Extend or on the expiration of the Lease Term or Option Term immediately preceding such Option Term, as applicable.&#148;  </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:justify;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:justify;'><font size=2>(c)&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2>Section 3.4</font></u><font size=2> of the Summary is hereby amended to read &#147;One option to extend, with respect to the Original Premises only, for three (3) years commencing on December 1, 2009.&#148;  All references in the Lease to the &#147;First Option Term&#148; and the &#147;Second Option Term&#148; are hereby deleted.  Tenant has no option to renew or extend the Lease Term except as set forth in </font><u><font size=2>Section 3(b)</font></u><font size=2> above. </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:justify;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:justify;'><font size=2>4.  &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2>Rent</font></u><font size=2>.  (a)  </font><u><font size=2>Base Rent</font></u><font size=2>.  </font><u><font size=2>Section 4</font></u><font size=2> of the Summary of Basic Lease Information in the Lease is amended to read as follows:</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:justify;'><font size=2>&nbsp;</font></p>


<table border="0" cellspacing=0 cellpadding=0 width="117" style='margin-left:.25in;border-collapse:collapse'>
    <tr >
        <td width="23%" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=2>4.</font></p> </td>
        <td width="76%" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=2>Base Rent:</font></p> </td> </tr></table>

<table border="0" cellspacing=0 cellpadding=0 width="95%" style='margin-left:11.4pt;border-collapse:collapse'>
    <tr style='height:63.5pt'>
        <TD WIDTH="31%" VALIGN="bottom" STYLE="border-top:solid black 1.0pt; border-left:solid black 1.0pt;border-bottom:none;border-right:none;  padding:0in 5.4pt 0in 5.4pt;height:63.5pt" ALIGN="CENTER">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><u><font size=2>Period</font></u></p>
<p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'></p> </td>
        <td width="11%" valign=bottom style='border-top: solid black 1.0pt;padding:0in 5.4pt 0in 5.4pt; height:63.5pt'>
            <P STYLE="margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt" ALIGN="LEFT"><u><font SIZE=2>RSF</font></u></p>
<p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'></p> </td>
        <td width="21%" valign=bottom style='border-top: solid black 1.0pt;padding:0in 5.4pt 0in 5.4pt; height:63.5pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><u><font size=2>Annual<BR> Base Rent</font></u></p>
<p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=1></font></p> </td>
        <td width="22%" valign=bottom style='border-top: solid black 1.0pt;padding:0in 5.4pt 0in 5.4pt; height:63.5pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><u><font size=2>Monthly<BR> Installment of<BR> Base Rent</font></u></p>
<p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=1></font></p> </td>
        <td width="13%" valign=top style='border-top:solid black 1.0pt; border-left:none;border-bottom:none;border-right:solid black 1.0pt;  padding:0in 5.4pt 0in 5.4pt;height:63.5pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><u><font size=2></font></u></p>
<p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2></font></p>
<p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=1></font></p>
<p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><u><font size=2><BR><BR><BR><BR><BR>Per RSF</font></u></p>
<p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><u><font size=2></font></u><u></u></p> </td> </tr>
    <tr style='height:15.75pt'>
        <TD WIDTH="31%" VALIGN="top" STYLE="border-top:none;border-left: solid black 1.0pt;border-bottom:solid black 1.0pt;border-right: none; padding:0in 5.4pt 0in 5.4pt;height:15.75pt" ALIGN="CENTER">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="11%" valign=top style='border-bottom: solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="21%" valign=top style='border-bottom: solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="22%" valign=top style='border-bottom: solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="13%" valign=top style='border-top:none;border-left: none;border-bottom:solid black 1.0pt;border-right:solid black 1.0pt;  padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td> </tr>
    <tr style='height:15.75pt'>
        <TD WIDTH="31%" VALIGN="top" STYLE="border-left:solid black 1.0pt;  padding:0in 5.4pt 0in 5.4pt; height:15.75pt" ALIGN="CENTER">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>6/1/05-11/30/06</font></p> </td>
        <td width="11%" valign=top style='padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>168,315</font></p> </td>
        <td width="21%" valign=top style='padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$3,534,615.00</font></p> </td>
        <td width="22%" valign=top style='padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$294,551.25</font></p> </td>
        <td width="13%" valign=top style='border-right:solid black 1.0pt;  padding:0in 5.4pt 0in 5.4pt; height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$21.00 </font></p> </td> </tr>
    <tr style='height:15.75pt'>
        <TD WIDTH="31%" VALIGN="top" STYLE="border-left:solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt; height:15.75pt" ALIGN="CENTER">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="11%" valign=top style='padding:0in 5.4pt 0in 5.4pt; height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>18,369</font></p> </td>
        <td width="21%" valign=top style='padding:0in 5.4pt 0in 5.4pt; height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$413,302.50</font></p> </td>
        <td width="22%" valign=top style='padding:0in 5.4pt 0in 5.4pt; height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$34,441.88</font></p> </td>
        <td width="13%" valign=top style='border-right:solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt; height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$22.50 </font></p> </td> </tr>
    <tr style='height:15.75pt'>
        <TD WIDTH="31%" VALIGN="top" STYLE="border-left:solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt; height:15.75pt" ALIGN="CENTER">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="11%" valign=top style='padding:0in 5.4pt 0in 5.4pt; height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><u><font size=2>14,312</font></u><u></u></p> </td>
        <td width="21%" valign=top style='padding:0in 5.4pt 0in 5.4pt; height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><u><font size=2>$300,552.00</font></u><u></u></p> </td>
        <td width="22%" valign=top style='padding:0in 5.4pt 0in 5.4pt; height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><u><font size=2>$25,046.00</font></u><u></u></p> </td>
        <td width="13%" valign=top style='border-right:solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt; height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$21.00 </font></p> </td> </tr>
    <tr style='height:15.75pt'>
        <TD WIDTH="31%" VALIGN="TOP" STYLE="border-top:none; border-left:solid black 1.0pt; border-bottom:solid black 1.0pt; border-right:none; padding:0in 5.4pt 0in 5.4pt; height:15.75pt;" ALIGN="CENTER">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>Total</font></p> </td>
        <td width="11%" valign=top style='border-bottom: solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>200,996</font></p> </td>
        <td width="21%" valign=top style='border-bottom: solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$4,248,469.50</font></p> </td>
        <td width="22%" valign=top style='border-bottom: solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$354,039.13</font></p> </td>
        <td width="13%" valign=top style='border-top:none;border-left: none;border-bottom:solid black 1.0pt;border-right:solid black 1.0pt;  padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td> </tr>
    <tr style='height:15.75pt'>
        <TD WIDTH="31%" VALIGN="top" STYLE="border-top:none;border-left: solid black 1.0pt;border-bottom:solid black 1.0pt;border-right: none; padding:0in 5.4pt 0in 5.4pt;height:15.75pt" ALIGN="CENTER">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="11%" valign=top style='border-bottom: solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="21%" valign=top style='border-bottom: solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="22%" valign=top style='border-bottom: solid black 1.0pt; padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="13%" valign=top style='border-top:none;border-left: none;border-bottom:solid black 1.0pt;border-right:solid black 1.0pt;  padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td> </tr>
    <tr style='height:15.75pt'>
        <TD WIDTH="31%" VALIGN="top" STYLE="border-top:none;border-left: solid black 1.0pt;border-bottom:solid black 1.0pt;border-right: none;  padding:0in 5.4pt 0in 5.4pt;height:15.75pt" ALIGN="CENTER">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>12/1/06 - 11/30/09</font></p> </td>
        <td width="11%" valign=top style='border-bottom: solid black 1.0pt;padding: 0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>200,996</font></p> </td>
        <td width="21%" valign=top style='border-bottom: solid black 1.0pt;padding: 0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$4,522,410.00</font></p> </td>
        <td width="22%" valign=top style='border-bottom: solid black 1.0pt;padding: 0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$376,867.50</font></p> </td>
        <td width="13%" valign=top style='border-top:none;border-left: none;border-bottom:solid black 1.0pt;border-right:solid black 1.0pt;   padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$22.50 </font></p> </td> </tr>
    <tr style='height:15.75pt'>
        <TD WIDTH="31%" VALIGN="top" STYLE="border-left:solid black 1.0pt;  padding:0in 5.4pt 0in 5.4pt; height:15.75pt" ALIGN="CENTER">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="11%" valign=top style='padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="21%" valign=top style='padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="22%" valign=top style='padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="13%" valign=top style='border-right:solid black 1.0pt;  padding:0in 5.4pt 0in 5.4pt; height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td> </tr>
    <tr style='height:15.75pt'>
        <TD WIDTH="31%" VALIGN="top" STYLE="border:solid black 1.0pt;border-color:gray; border-right:none;padding: 0in 5.4pt 0in 5.4pt;height:15.75pt" ALIGN="CENTER">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>12/1/09-7/31/10</font></p> </td>
        <td width="11%" valign=top style='border-top:solid black 1.0pt; border-left:none;border-bottom:solid black 1.0pt;border-right:none;  padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>14,312</font></p> </td>
        <td width="21%" valign=top style='border-top:solid black 1.0pt; border-left:none;border-bottom:solid black 1.0pt;border-right:none;  padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$357,800.00</font></p> </td>
        <td width="22%" valign=top style='border-top:solid black 1.0pt; border-left:none;border-bottom:solid black 1.0pt;border-right:none;  padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$29,816.67</font></p> </td>
        <td width="13%" valign=top style='border:solid black 1.0pt;border-color:gray; border-left:none;padding: 0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$25.00 </font></p> </td> </tr>
    <tr style='height:15.75pt'>
        <TD WIDTH="31%" VALIGN="top" STYLE="border-top:none;border-left: solid black 1.0pt;border-bottom:solid black 1.0pt;border-right: none;  padding:0in 5.4pt 0in 5.4pt;height:15.75pt" ALIGN="CENTER">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="11%" valign=top style='border-bottom: solid black 1.0pt;padding: 0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>18,369</font></p> </td>
        <td width="21%" valign=top style='border-bottom: solid black 1.0pt;padding: 0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$413,302.50</font></p> </td>
        <td width="22%" valign=top style='border-bottom: solid black 1.0pt;padding: 0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$34,441.88</font></p> </td>
        <td width="13%" valign=top style='border-top:none;border-left: none;border-bottom:solid black 1.0pt;border-right:solid black 1.0pt;   padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$22.50</font></p> </td> </tr>
    <tr style='height:15.75pt'>
        <TD WIDTH="31%" VALIGN="top" STYLE="border-top:none;border-left: solid black 1.0pt;border-bottom:solid black 1.0pt;border-right: none;  padding:0in 5.4pt 0in 5.4pt;height:15.75pt" ALIGN="CENTER">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>Total</font></p> </td>
        <td width="11%" valign=top style='border-bottom: solid black 1.0pt;padding: 0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>32,681</font></p> </td>
        <td width="21%" valign=top style='border-bottom: solid black 1.0pt;padding: 0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$771,102.50</font></p> </td>
        <td width="22%" valign=top style='border-bottom: solid black 1.0pt;padding: 0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$64,258.55</font></p> </td>
        <td width="13%" valign=top style='border-top:none;border-left: none;border-bottom:solid black 1.0pt;border-right:solid black 1.0pt;   padding:0in 5.4pt 0in 5.4pt;height:15.75pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td> </tr></table>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>
</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>  Base Rent for Original Premises during Option Term, if exercised:</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>


<TABLE BORDER="1" CELLSPACING="0" CELLPADDING="0" WIDTH="94%" STYLE="margin-left:11.4pt;border-collapse:collapse">
    <tr style='height:56.7pt'>
        <TD WIDTH="31%" VALIGN="BOTTOM" STYLE="padding:0in 5.4pt 0in 5.4pt; height:56.7pt">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><u><font size=2>Period</font></u><u></u></p> </td>
        <TD WIDTH="11%" VALIGN="BOTTOM" STYLE="padding:0in 5.4pt 0in 5.4pt; height:56.7pt">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p>
<p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><u><font SIZE=2>RSF</font></u><u></u></p> </td>
        <TD WIDTH="21%" VALIGN="BOTTOM" STYLE="padding:0in 5.4pt 0in 5.4pt; height:56.7pt">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>Annual</font><br> <u><font size=2>Base Rent</font></u></p> </td>
        <TD WIDTH="22%" VALIGN="BOTTOM" STYLE="padding:0in 5.4pt 0in 5.4pt; height:56.7pt">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>Monthly<BR> Installment</font><br> <u><font size=2>of Base Rent</font></u></p> </td>
        <TD WIDTH="12%" VALIGN="BOTTOM" STYLE="padding:0in 5.4pt 0in 5.4pt; height:56.7pt">
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><u><font size=2>Per RSF</font></u><u></u></p> </td> </tr>
    <tr style='height:17.5pt'>
        <td width="31%" valign=bottom style='padding:0in 5.4pt 0in 5.4pt; height:17.5pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=2>Option Term (Original Premises only):</font></p>
<p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=2>12/1/09 &#150; 11/30/12</font></p> </td>
        <td width="11%" valign=bottom style='padding:0in 5.4pt 0in 5.4pt; height:17.5pt'>
            <p style='margin-left:0pt;text-indent:21.75pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p>
<p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=2>168,315</font></p> </td>
        <td width="21%" valign=bottom style='padding:0in 5.4pt 0in 5.4pt; height:17.5pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$4,207,875.00</font></p> </td>
        <td width="22%" valign=bottom style='padding:0in 5.4pt 0in 5.4pt; height:17.5pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:right;margin-top:0pt;margin-bottom:0pt'><font size=2>$350,656.25</font></p> </td>
        <td width="12%" valign=bottom style='padding:0in 5.4pt 0in 5.4pt; height:17.5pt'>
            <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:0pt;margin-bottom:0pt'><font size=2>$25.00</font></p> </td> </tr></table>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>6.  &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2>Base Year</font></u><font size=2>.  The Base Year for the Original Premises shall remain as set forth in the Lease.    </font></p>


<table border="0" cellspacing=0 cellpadding=0 width="227" style='margin-left:.5in;border-collapse:collapse'>
    <tr >
        <td width="21%" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=2>7.</font></p> </td>
        <td width="78%" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><u><font size=2>Tenant&#146;s Pro Rata Share</font></u><font size=2>.</font></p> </td> </tr></table>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:justify;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:justify;'><font size=2>(a)  Effective June 1, 2005 and continuing until November 30, 2009, Tenant&#146;s Share shall be 37.86%, and Tenant&#146;s Building Share with respect to Building 1 shall be 22.33%.</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:justify;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:justify;'><font size=2>(d)  Effective December 1, 2009, if Tenant does not exercise its Option to Extend with respect to the Original Premises, Tenant&#146;s Share shall be 6.16% and Tenant&#146;s Building Share with respect to Building 1 shall be 22.33%.</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:justify;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:justify;'><font size=2>8.  &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2> &#147;As Is&#148; No Tenant Improvement Allowance</font></u><font size=2>.  Tenant is in possession of the Premises and accepts the Premises &#147;as is&#148;.</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:justify;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>9.  </font><u><font size=2>Right of First Offer to Lease Additional Space in Building 1</font></u><font size=2>.  A new Article 30 is added to the Lease to read as follows:   </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><font size=2>&#147;ARTICLE 30</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><font SIZE=2>RIGHT OF FIRST OFFER TO LEASE ADDITIONAL SPACE IN BUILDING 1</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>30.1  </font><u><font size=2>Right of First Offer to Lease Additional Space in Building 1</font></u><font size=2>.  Provided that Tenant  is not in default of its obligations under the Lease beyond any applicable notice and grace periods, has not defaulted more than twice in the payment of any monetary obligation in excess of $50,000 under the Lease (beyond applicable notice and grace periods) during the prior twenty-four month period, is not the subject of any bankruptcy or insolvency proceedings, and is not insolvent, as of the date the offer is made, the date the offer is accepted, and as of the date of commencement of the term of the lease with respect to such space, subject to the rights of Wellington Management Company LLP and its successors and assigns with respect to all of Building 1 and to the rights of Exact Sciences Corporation (&#147;EXACT&#148;) and its successors and/or
assigns with respect to the sixth floor of Building 1 and the space to be occupied by EXACT on the second floor of Building 1, under their respective leases (as now existing and as such leases may be extended, renewed, amended or modified), Tenant shall have a right of first offer to lease with respect to any space available or becoming available for lease in Building 1 prior to the expiration or earlier termination of the Lease Term with respect to the Original Premises including any renewals thereof (such rights to be exercised as more fully set forth in </font><u><font size=2>Subsection 30.2</font></u><font size=2> below).  </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>Tenant&#146;s right of first offer with respect to such space shall be continuing, but if Tenant does not accept the space when first offered by Landlord: </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; margin-left:0.5in; text-indent:0.5in;text-align:left;'><font size=2>(a)  Landlord shall have no obligation to re-offer the same space to Tenant for a period of one year but, if any portion of the same space is still available one year later (and the Lease Term with respect to the Original Premises has not expired or been terminated pursuant to the terms of the Lease, as amended), Landlord shall re-offer said portion of the space to Tenant and Tenant must respond to such re-offer within a period of ten (10) business days; </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; margin-left:0.5in; text-indent:0.5in;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; margin-left:0.5in; text-indent:0.5in;text-align:left;'><font size=2>(b)  Tenant&#146;s right of first offer with respect to the space shall thereafter also be subject to the rights then existing or thereafter granted by Landlord to any current or future tenant with respect to such tenant&#146;s leased premises; </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; margin-left:0.5in; text-indent:0.5in;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; margin-left:0.5in; text-indent:0.5in;text-align:left;'><font size=2>(c)  Tenant&#146;s right of first offer with respect to the space shall thereafter also be subject to the rights then existing or thereafter granted by Landlord to any current or future tenant of at least one-quarter of a floor in Building 1 to the balance of the space on the same floor (or any portion thereof).    </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; margin-left:0.5in; text-indent:0.5in;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>Nothing in this </font><u><font size=2>Article 30</font></u><font size=2> is intended to preclude or limit Landlord&#146;s right to grant tenants of all or any portion of space in Building 1 renewal or extension rights in accordance with Section 30.1 which shall have priority over the rights of Tenant under this Lease (as amended by the Third Amendment).  </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><u><font size=2>30.2&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Procedure</font></u><font size=2>.  Landlord shall give Tenant written notice (&#147;</font><b><font size=2>Landlord&#146;s Notice</font></b><font size=2>&#148;) of the right of first offer to lease, stating the date on which the applicable space (the &#147;</font><b><font size=2>Offered Space</font></b><font size=2>&#148;) is expected to become available and the terms under which Landlord is willing to lease such Offered Space to Tenant (including the initial base rent and the term).  Tenant shall have a period of ten (10) business days after the date of Landlord&#146;s Notice to Tenant to respond by accepting or rejecting such offer and if Tenant does not respond within said ten (10) business day period, Tenant will be deemed to have rejected such offer and Landlord may offer the Offered Space to any third party upon terms that Landlord deems
appropriate, free of this right of first offer to lease (but, subject to complying with the provisions of this </font><u><font size=2>Article 30</font></u><font size=2>, if applicable, if the space thereafter again becomes available for lease during the Lease Term with respect to the Original Premises).  Following Tenant&#146;s acceptance of a right of first offer to lease, the parties agree to negotiate in good faith for a period not to exceed ten (10) business days to enter into a lease or an amendment to lease in form and substance reasonably satisfactory to the parties, and if the parties do not enter into a lease within said time period, Tenant will be deemed to have rejected the right of first offer to lease with respect to the Offered Space and Landlord may offer such Offered Space to any third party upon terms that Landlord deems appropriate, free of this right of first offer to lease (but, subject to complying with the provisions of this </font><u><font size=2>Article
30</font></u><font size=2>, if applicable, if the space thereafter again becomes available for lease during the Lease Term with respect to the Original Premises).  If the offer to Tenant is for more than one floor of space, Tenant shall have the right to take less space so long as the space constitutes either a full floor or full floors, or constitutes existing separately demised space or spaces (so that no tenant improvement work will be required to demise such space).  If Landlord has not leased such space within one year (and the Lease Term with respect to the Original Premises has not expired or been terminated pursuant to the terms of the Lease, as amended), Landlord must again offer such space to Tenant, and Tenant must respond to such re-offer within a period of ten (10) business days.  </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>30.3  </font><u><font size=2>Termination of Rights</font></u><font size=2>.  Notwithstanding anything to the contrary contained in this Agreement, upon execution of any lease between Landlord and Tenant (or their respective successors and/or assigns) for space in Building 1, the provisions of this </font><u><font size=2>Article 30</font></u><font size=2> shall be and become null and void with respect to such space so leased thereunder.  </font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.54in;text-align:left;'><font size=2>30.4  </font><u><font size=2>Estoppel Certificate</font></u><b><font size=2>.  </font></b><font size=2>Within ten (10) business days after Landlord&#146;s written request, Tenant shall execute an estoppel certificate in recordable form confirming the provisions of this </font><u><font size=2>Article 30</font></u><font size=2>, the dates of any offers to Tenant, whether or not Tenant accepted or rejected such offer, and such other matters as may be reasonably requested by Landlord to determine Tenant&#146;s rights, if any, under this </font><u><font size=2>Article 30</font></u><font size=2>.</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>30.5  </font><u><font size=2>Limitation on Assignment</font></u><font size=2>.  The provisions of this </font><u><font size=2>Article 30</font></u><font size=2> and Tenant&#146;s rights and obligations hereunder may not be assigned by Tenant separate from an assignment of all of Tenant&#146;s right, title and interest in this Lease (which assignment is further subject to the provisions of </font><u><font size=2>Article 14</font></u><font size=2> of the Original Lease).&#148;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>10.  </font><u><font size=2>Right of First Offer to Lease Additional Space in New Building</font></u><font size=2>.  A new Article 31 is added to the Lease to read as follows:   </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><font size=2>&#147;ARTICLE 31</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><font SIZE=2>RIGHT OF FIRST OFFER TO LEASE ADDITIONAL SPACE IN NEW BUILDING</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>31.1  </font><u><font size=2>Right of First Offer to Lease Additional Space in New Building</font></u><font size=2>. Landlord&#146;s current master plan for the Project shows two or more potential building sites within the two areas shown on </font><u><font size=2>Exhibit K</font></u><font size=2> as &#147;</font><b><font size=2>Potential Building Area.&#148;</font></b><font size=2>   Provided that Tenant  is not in default of its obligations under the Lease beyond any applicable notice and grace periods, has not defaulted more than twice in the payment of any monetary obligation in excess of $50,000 under the Lease (beyond applicable notice and grace periods) during the prior twenty-four month period, is not the subject of any bankruptcy or insolvency proceedings, and is not insolvent, as of the date the offer is made, the date the offer is accepted, and as of the date of commencement of
the term of the lease with respect to such space, in the event that Landlord constructs, intends to construct, or is constructing one or more new buildings (each, a &#147;</font><b><font size=2>New Building</font></b><font size=2>&#148;) within the Potential Building Area, then, during the Lease Term including any renewals thereof, Tenant shall have a right of first offer to lease all of the space in one or more of such New Building(s) (such rights to be exercised as more fully set forth in </font><u><font size=2>Subsection 31.2</font></u><font size=2> below).  </font></p>

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<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>Landlord shall not make the initial offer of an entire New Building(s) to Tenant unless it is responding to an indication of interest in leasing such New Building(s) from another unrelated third party.  Tenant&#146;s right of first offer with respect such space shall be continuing, but if Tenant does not accept all of the space in the entire New Building(s) when first offered by Landlord:</font></p>

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<p style=' margin-bottom:12pt; margin-top:0pt; margin-left:0.5in; text-indent:0.5in;text-align:left;'><font size=2>(a)  Landlord shall have no obligation to re-offer the same space to Tenant for a period of one year unless Landlord commences or decides to commence negotiations for a lease for less than all of the space in such New Building, in which case, provided that the Lease Term with respect to the Original Premises has not expired or been terminated pursuant to the terms of the Lease, as amended, Landlord shall again offer  space in said New Building to Tenant (identifying the amount and location of such space), and Tenant must respond to such re-offer within a period of ten (10) business days.  If Landlord has not entered into a lease for such offered space within one year after the offer to Tenant and any portion of the same space is still available at the end of such one year period (and the Lease Term with respect to the Original Premises has not expired or been terminated
pursuant to the terms of the Lease, as amended), Landlord shall re-offer said space (or the remaining portion thereof) to Tenant and Tenant must respond to such re-offer within a period of ten (10) business days).   Landlord may re-offer all or any portion of the space in the New Building(s) to Tenant at any time and thereby re-start the one year period referred to above.  Landlord may condition any offer to lease space in a New Building upon Landlord&#146;s ability to obtain financing from a third party for the construction of such new Building at such rate and upon such terms as shall be acceptable to Landlord, in its sole discretion.  </font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; margin-left:0.5in; text-indent:0.5in;text-align:left;'><font size=2>(b)  Tenant&#146;s right of first offer with respect to the space shall thereafter also be subject to the rights then existing or thereafter granted by Landlord to (i) any current or future tenant with respect to such tenant&#146;s leased premises; (ii) any current or future tenant of at least one-quarter of a floor in a New Building to the balance of the space on that floor (or a portion thereof), or (iii) any current or future tenant of at least one floor in a New Building to the equivalent amount of space on another floor or floor(s) ( or a portion thereof) in the same New Building. </font></p>

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<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>Nothing in this </font><u><font size=2>Article 31</font></u><font size=2> is intended to preclude or limit Landlord&#146;s right to grant tenants of all or any portion of a New Building renewal or extension rights which shall have priority over the rights of Tenant under the Lease (as amended by the Third Amendment) except that Landlord shall not grant any rights of first offer for space not leased by such tenants that conflict with or reduce Tenants rights of first offer contained herein, except as set forth in subsection 31.1(b)(ii) and (iii)  above.  In no event shall this </font><u><font size=2>Article 31</font></u><font size=2> be deemed to require Landlord to construct any New Building for the benefit of Tenant.  If Landlord constructs one or more New Buildings, an equitable adjustment to the Tenant&#146;s Share, if appropriate, shall be made.</font></p>

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<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>31.2  </font><u><font size=2>Procedure</font></u><font size=2>.  Prior to commencement of construction of a New Building, Landlord shall give Tenant written notice (&#147;</font><b><font size=2>Landlord&#146;s Expansion Notice</font></b><font size=2>&#148;) of the right of first offer to lease, stating the estimated date on which the applicable space (the &#147;</font><b><font size=2>New Building Space</font></b><font size=2>&#148;) is expected to become available if the New Building(s) is/are constructed and the terms under which Landlord is willing to lease such New Building Space to Tenant (including, without limitation, a description of the size and configuration of the base building, a schematic showing the New Building&#146;s position on the site, the initial base rent, the term, tenant improvements to be performed by Landlord, if any, and tenant allowance, if any).  Tenant shall have a period of
 ten (10) business days after the date of Landlord&#146;s Expansion Notice to Tenant to respond by accepting or rejecting such offer and if Tenant does not respond within said ten (10) business day period, Tenant will be deemed to have rejected such offer and Landlord may offer the New Building Space to any third party upon terms that Landlord deems appropriate, free of this right of first offer to lease (but, subject to complying with the provisions of this </font><u><font size=2>Article 31</font></u><font size=2>, if applicable, if the space is leased to a third party, but thereafter again becomes available for lease).  Following Tenant&#146;s acceptance of a right of first offer to lease, the parties agree to
negotiate in good faith for a period not to exceed ten (10) business days to enter into a lease in form and substance reasonably satisfactory to the parties, and if the parties do not enter into a lease within said time period, Tenant will be deemed to have rejected the right of first offer to lease with respect to the New Building Space and Landlord may offer such New Building Space to any third party upon terms that Landlord deems appropriate, free of this right of first offer to lease (but, subject to complying with the provisions of this </font><u><font size=2>Article 31</font></u><font size=2>, if applicable, if the space is leased to a third party, but thereafter again becomes available for lease during the Lease Term with respect to the Original Premises).  If Landlord subsequently leases less than the entire New Building to any other tenant, Landlord shall offer Tenant the remaining balance of available space (subject to tenants rights granted as described in  Section 31.1 (b)
above) to Tenant.  If the offer to Tenant is for more than one floor of space in the same New Building, Tenant shall have the right to take less space in that New Building so long as the space constitutes either a full floor or full floors, or constitutes existing separately demised space or spaces in said New Building (so that no Tenant improvement work will be required to demise such space).    </font></p>

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<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>31.3  </font><u><font size=2>Termination of Rights</font></u><font size=2>.  Notwithstanding anything to the contrary contained in this Agreement, upon execution of any lease between Landlord and Tenant (or their respective successors and/or assigns) for space in a New Building, the provisions of this </font><u><font size=2>Article 31</font></u><font size=2> shall be and become null and void with respect to such space.  </font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.54in;text-align:left;'><font size=2>31.4  </font><u><font size=2>Estoppel Certificate</font></u><b><font size=2>.  </font></b><font size=2>Within ten (10) business days after Landlord&#146;s written request, Tenant shall execute an estoppel certificate in recordable form confirming the provisions of this </font><u><font size=2>Article 30</font></u><font size=2>, the dates of any offers to Tenant, whether or not Tenant accepted or rejected such offer, and such other matters as may be reasonably requested by Landlord to determine Tenant&#146;s rights, if any, under this </font><u><font size=2>Article 31</font></u><font size=2>.</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>31.5  </font><u><font size=2>Limitation on Assignment</font></u><font size=2>.  The provisions of this </font><u><font size=2>Article 31</font></u><font size=2> and Tenant&#146;s rights and obligations hereunder may not be assigned by Tenant separate from an assignment of all of Tenant&#146;s right, title and interest in this Lease (which assignment is further subject to the provisions of </font><u><font size=2>Article 14</font></u><font size=2> of the Lease).</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>31.6  </font><u><font size=2>Purchase of New Building</font></u><font size=2>.  Notwithstanding anything to the contrary contained in this </font><u><font size=2>Article 31</font></u><font size=2>, in the event that a New Building is sold to any entity that is not controlled by, controlling or under common control with Landlord, the provisions of this </font><u><font size=2>Article 31</font></u><font size=2> shall thereupon be and become null and void with respect to such building, and Tenant shall have no right of first offer to lease any space in such New Building. </font></p>



<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>11.  &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2>Ratification of Lease</font></u><font size=2>.  Except as modified by this Third Amendment, the Lease is hereby ratified and affirmed, and is in full force and effect and unmodified in all other respects.   In the event of any inconsistency between the terms and conditions of this Third Amendment and the terms and conditions of the Lease, the terms and conditions of this Third Amendment shall govern.</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.53in;text-align:left;'><font size=2>12.  &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2>No Other Amendment</font></u><font size=2>.  There are no other oral or written understandings, agreements or obligations between Landlord and Tenant other than those expressly set forth in the Lease and this Third Amendment. In the event of any inconsistency between the terms of this Third Amendment and the terms of the Lease, the terms of this Third Amendment shall control.</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.53in;text-align:left;'><font size=2>13.  &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2>No Presumption Against Drafter</font></u><font size=2>.  Landlord and Tenant understand, agree and acknowledge that this Third Amendment has been freely negotiated by both parties; and that, in any controversy, dispute, or contest over the meaning, interpretation, validity or enforceability of this Third Amendment or any of its terms or conditions, there shall be no inference, presumption, or conclusion drawn whatsoever against either party by virtue of that party having drafted this Third Amendment or any portion thereof.</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>14.  &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2>Enforceability</font></u><font size=2>.  If any provision of this Third Amendment shall be invalid or unenforceable to any extent, the remainder of this Third Amendment shall not be affected thereby and shall be enforced to the greatest extent permitted by law.</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:0.5in;text-align:left;'><font size=2>15.  &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2>Broker</font></u><font size=2>.  Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in connection with the negotiation of this Lease, excepting only Cushman &amp; Wakefield of Massachusetts, Inc. and LPC Commercial Services, Inc. (collectively, &#147;</font><b><font size=2>Brokers</font></b><font size=2>&#148;), and that they know of no other real estate broker or agent who is entitled to a commission in connection with this Third Amendment.  Landlord shall be responsible for payment of a commission to Brokers pursuant to separate agreements between Landlord and Brokers.  Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, costs and expenses
(including without limitation reasonable attorneys&#146; fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of any dealings with any real estate broker or agent, other than Brokers, occurring by, through, or under the indemnifying party.</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.53in;text-align:left;'><font size=2>16.  &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2>Counterparts</font></u><font size=2>.  This Third Amendment may be executed in multiple counterparts, each of which shall constitute an original.</font></p>

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<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.53in;text-align:left;'><font size=2>17.  &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><u><font size=2>Authority</font></u><font size=2>.  Each individual executing this Third Amendment hereby represents and warrants that Landlord, Landlord&#146;s general partner, or Tenant, as applicable, is a duly formed and existing entity in good standing qualified to do business in the Commonwealth of Massachusetts and has full right and authority to execute and deliver this Third Amendment and perform its obligations under the Lease (as amended by this Third Amendment) and that each person or entity acting and/or signing on behalf of Landlord, Landlord&#146;s general partner, or Tenant, as applicable, is authorized to do so.  Each of the parties hereto represents and warrants to the other that no consent from any other person or entity is necessary as a condition precedent to the legal effect of this Third Amendment, except that the approval of
 Landlord&#146;s mortgagee may be required, and if so, will be obtained by Landlord prior to Landlord&#146;s execution of this Third Amendment.</font></p>

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<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.53in;text-align:left;'><font size=2>18.  </font><u><font size=2>Additional Premises</font></u><font size=2>.  Sections 1.1.3 and 4.8 of the Lease are hereby deleted in its entirety.</font></p>

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<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:0.53in;text-align:left;'><font size=2>IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed the day and date first above written.</font></p>

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            <p style='margin-left:0pt;text-indent:0in;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><b><font size=2>&#147;Landlord&#148;</font></b><font size=2>:</font></p> </td> </tr>
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            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
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            <p style='margin-left:0pt;text-indent:0in;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><font SIZE=2>MARLBOROUGH CAMPUS LIMITED PARTNERSHIP</font></p>
<p style='margin-left:0pt;text-indent:0in;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><font size=2>By: Bergen of Marlborough, Inc., general partner</font></p> </td> </tr>
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            <p style='margin-left:0pt;text-indent:0in;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><font size=2>By:  </font><u><font size=2>/s/ Signature Illegible</font></u><font size=2> </font></p> </td> </tr>
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            <p style='margin-left:0pt;text-indent:0in;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><font size=2>Its:  </font><u><font size=2>Vice President</font></u></p> </td> </tr>
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            <p style='margin-left:0pt;text-indent:0in;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><b><font size=2>&#147;Tenant&#148;</font></b><font size=2>:</font></p> </td> </tr>
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            <p style='margin-left:0pt;text-indent:0in;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><font size=2>3COM CORPORATION,</font><br> <font size=2>a Delaware corporation </font></p> </td> </tr>
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            <p style='margin-left:0pt;text-indent:0in;text-align:left;margin-top:0pt;margin-bottom:0in'><font size=2>Attest:</font></p> </td>
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            <p style='margin-left:0pt;text-indent:0in;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><font size=1>&nbsp;</font></p> </td> </tr>
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            <p style='margin-left:0pt;text-indent:0in;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><font size=2>By:  </font><u><font size=2>/s/ Bruce L. Claflin</font></u><font size=2>      </font></p> </td> </tr>
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            <p style='margin-left:0pt;text-indent:0in;text-align:left;margin-top:0pt;margin-bottom:0in'><font size=2>By: </font><u><font size=2>/s/ James McInerny</font></u></p> </td>
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            <p style='margin-left:0pt;text-indent:21.0pt;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><font size=2>Name:  Bruce L. Claflin</font></p> </td> </tr>
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            <p style='margin-left:0pt;text-indent:21.0pt;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><font size=2>Name:  James McInerny</font></p> </td>
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            <p style='margin-left:0pt;text-indent:24.0pt;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><font size=2>Title:  President and CEO</font></p> </td> </tr>
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            <p style='margin-left:0pt;text-indent:24.0pt;text-align:left;margin-top:0pt;margin-bottom:6.0pt'><font size=2>Title: Director, Real Estate/Site Services</font></p> </td>
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            <p style='margin-left:.6pt;text-indent:0in;text-align:left;margin-top:0in;margin-bottom: 6.0pt'><font size=2>(Corporate Seal)</font></p> </td> </tr></table>

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</font></b></p>

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<p style=' margin-bottom:24pt; margin-top:0pt;text-align:center;'><u><font size=2>Exhibit K</font></u></p>

<p style=' margin-bottom:24pt; margin-top:0pt;text-align:center;'><b><font size=2>[Potential Building Area]</font></b></p>

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