COSTAR GROUP INC
OFFICE SUBLEASE
<DOCUMENT>
<TYPE>EX-10.2
<SEQUENCE>4
<FILENAME>w62833exv10w2.htm
<DESCRIPTION>OFFICE SUBLEASE
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<P align="right"><FONT size="2"><B>EXHIBIT 10.2</B>
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<P align="center"><FONT size="2"><B>SUBLEASE</B>
</FONT>

<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>THIS SUBLEASE </B>(this &#147;Sublease&#148;) is made and entered into as of the 14th
day of June, 2002, by and between GATEWAY, INC., a Delaware corporation
(hereinafter called &#147;Sublandlord&#148;), as sublandlord, and COSTAR REALTY
INFORMATION, INC., a Delaware corporation (hereinafter called &#147;CRII&#148;), and
COSTAR GROUP, INC., a Delaware corporation (hereinafter called &#147;CGI&#148;; CRII and
CGI are hereinafter collectively called &#147;Subtenant&#148;), jointly and severally, as
subtenant.
</FONT>
<P align="center"><FONT size="2"><B>W I T N E S S E T H</B>:
</FONT>

<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>WHEREAS</B>, by that certain Amended and Restated Lease dated as of April&nbsp;15,
1999 (the &#147;Original Lease&#148;), as amended by that certain First Amendment to
Amended and Restated Lease Agreement dated as of April&nbsp;17, 2000 (the &#147;First
Amendment&#148;; the Original Lease and the First Amendment are hereinafter
collectively referred to with all amendments and agreements regarding same as
the &#147;Prime Lease&#148;), a copy of which Prime Lease is attached hereto as Exhibit
&#147;A&#148; and by this reference made a part hereof, Carramerica Development, Inc., a
Delaware corporation (hereinafter, together with its successors and assigns,
called &#147;Landlord&#148;), leased to Sublandlord the entirety of a building located at
4535 Towne Centre Court in San Diego, California containing approximately
41,551 gross rentable square feet (the &#147;Premises&#148; and sometimes also referred
to herein as the &#147;Building&#148;); and
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>WHEREAS</B>, subject to the consent of Landlord, Subtenant desires to sublease
from Sublandlord, and Sublandlord desires to sublease to Subtenant, the
Premises, all upon the terms and subject to the conditions and provisions
hereinafter set forth;
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>NOW, THEREFORE</B>, in consideration of the foregoing and of the mutual
covenants and promises contained herein and other good and valuable
consideration, the receipt and sufficiency of which are hereby mutually
acknowledged, Sublandlord and Subtenant hereby agree as follows:
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;1.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Demise; Use</B>. Sublandlord hereby leases to Subtenant and Subtenant
hereby leases from Sublandlord the Premises for the term and rental and upon
the other terms and conditions hereinafter set forth, to be used and occupied
by Subtenant solely for the purpose of general office purposes and for no other
purpose.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;2.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Term</B>. The term of this Sublease shall commence (the &#147;Commencement
Date&#148;) on September&nbsp;1, 2002 and, unless sooner terminated pursuant to the
provisions hereof, shall terminate on the earlier of August&nbsp;31, 2007 and the
prior termination of the term of the Prime Lease. As used herein, the phrase
&#147;Lease Year&#148; shall mean the twelve calendar month period commencing on the Rent
Commencement Date (as hereinafter defined)(or, if the Rent Commencement Date is
not the first day of a calendar month, then commencing on the first day of the
calendar month during which the Rent Commencement Date occurs) and each
anniversary thereof, except that (a)&nbsp;the last Lease Year may not be twelve
calendar months and shall terminate on the last day of the term of this
Sublease, and (b)&nbsp;the first Lease Year shall
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<P><FONT size="2">include that period of time from the
Commencement Date to and including the Rent Commencement Date. Notwithstanding
the foregoing, solely for purposes of performing certain improvements,
alterations and/or additions to the Premises, Subtenant shall be permitted
access to the Premises following Landlord&#146;s consent to this Sublease but prior
to the Commencement Date (which Sublandlord and Subtenant anticipate as of the
time of the full execution of this Sublease shall be on or about the date upon
which this Sublease is fully executed and Landlord&#146;s consent hereto is
obtained); provided, however, (1)&nbsp;in no event shall the foregoing be deemed to
be Sublandlord&#146;s consent to any such alterations, additions and/or
improvements, which such alterations, additions and/or improvements shall be
performed in strict accordance with the terms and provisions of this Sublease,
(2)&nbsp;in the event that Subtenant occupies any portion of the Premises for the
conduct of its business operations therein prior to the Commencement Date, then
the Commencement Date shall be deemed to have occurred on the date upon which
Subtenant commenced the conduct of its business from the Premises,
notwithstanding that the conditions set forth above for the occurrence of the
Commencement Date have not been met, and (3)&nbsp;although Subtenant shall not be
obligated to pay any Minimum Rent during such pre-term occupancy, Subtenant
shall be responsible to comply with all of the other terms and conditions of
this Sublease with respect to such pre-term occupancy, including, without
limitation, the obligation to pay for any and all additional costs (including
pass-throughs from the Prime Lease) and all utilities provided to the Premises
during such period of time.
</FONT>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR valign="top">
        <TD width="5%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="1%" align="left" nowrap><FONT size="2">3.</FONT></TD>
        <TD width="3%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="91%"><FONT size="2"><B>Base Rent</B>.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(a)&nbsp;Commencing on the Rent Commencement Date, Subtenant shall pay to
Sublandlord base annual rental (hereinafter called &#147;Minimum Rent&#148;) for
the Premises as follows:</FONT></TD>
</TR>
</TABLE>
<CENTER>
<TABLE cellspacing="0" border="0" cellpadding="0" width="65%">
<TR valign="bottom">
        <TD width="31%">&nbsp;</TD>
        <TD width="5%">&nbsp;</TD>
        <TD width="4%">&nbsp;</TD>
        <TD width="1%">&nbsp;</TD>
        <TD width="5%">&nbsp;</TD>
        <TD width="5%">&nbsp;</TD>
        <TD width="11%">&nbsp;</TD>
        <TD width="1%">&nbsp;</TD>
        <TD width="11%">&nbsp;</TD>
        <TD width="5%">&nbsp;</TD>
        <TD width="10%">&nbsp;</TD>
        <TD width="1%">&nbsp;</TD>
        <TD width="10%">&nbsp;</TD>
</TR>
<TR valign="bottom">
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD nowrap align="center" colspan="3"><FONT size="1"><B>Annual Minimum</B></FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
</TR>
<TR valign="bottom">
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD nowrap align="center" colspan="3"><FONT size="1"><B>Rent Rate Per</B></FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD nowrap align="center" colspan="3"><FONT size="1"><B>Annual Minimum Rent</B></FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
</TR>
<TR valign="bottom">
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD nowrap align="center" colspan="3"><FONT size="1"><B>Rentable Square</B></FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD nowrap align="center" colspan="3"><FONT size="1"><B>(based on 41,551</B></FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD nowrap align="center" colspan="3"><FONT size="1"><B>Monthly</B></FONT></TD>
</TR>
<TR valign="bottom">
        <TD nowrap align="center"><FONT size="1"><B>Time Period</B></FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD nowrap align="center" colspan="3"><FONT size="1"><B>Foot</B></FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD nowrap align="center" colspan="3"><FONT size="1"><B>Rentable Square Feet)</B></FONT></TD>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD nowrap align="center" colspan="3"><FONT size="1"><B>Installments</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>
        <TD><FONT size="1">&nbsp;</FONT></TD>
        <TD colspan="3"><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><DIV style="margin-left:10px; text-indent:-10px"><FONT size="2">1st Lease Year</FONT></DIV></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">20.64</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">857,612.64</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">71,467.72</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>
<TR><TD><TR><TD><TR><TD><TR><TD>
<TR valign="bottom">
        <TD><DIV style="margin-left:10px; text-indent:-10px"><FONT size="2">2nd Lease Year</FONT></DIV></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">21.26</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">883,374.26</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">73,614.52</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>
<TR><TD><TR><TD><TR><TD><TR><TD>
<TR valign="bottom" bgcolor="#eeeeee">
        <TD><DIV style="margin-left:10px; text-indent:-10px"><FONT size="2">3rd Lease Year</FONT></DIV></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">21.90</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">909,966.90</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">75,830.58</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>
<TR><TD><TR><TD><TR><TD><TR><TD>
<TR valign="bottom">
        <TD><DIV style="margin-left:10px; text-indent:-10px"><FONT size="2">4th Lease Year</FONT></DIV></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">22.55</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">936,975.05</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">78,081.25</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>
<TR><TD><TR><TD><TR><TD><TR><TD>
<TR valign="bottom" bgcolor="#eeeeee">
        <TD><DIV style="margin-left:10px; text-indent:-10px"><FONT size="2">5th Lease Year</FONT></DIV></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">23.23</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">965,229.73</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="right"><FONT size="2">$</FONT></TD>
        <TD align="right"><FONT size="2">80,435.81</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
</TR>
</TABLE>
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<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR valign="top">
        <TD width="1%" align="left" nowrap><FONT size="2">&nbsp;</FONT></TD>
        <TD width="3%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="96%"><FONT size="2">Annual Minimum Rent shall be due and payable in twelve equal
installments. Each such installment shall be due and payable in advance
on the fifth day prior to the first day of each calendar month of the
term hereof. If the term of this Sublease commences on a day other than
the first day of a month or ends on a day other than the last day of a
month, Minimum Rent for such month shall be prorated; prorated Minimum
Rent for any such </FONT></TD>
</TR>
</TABLE>
<P align="center"><FONT size="2">2</FONT>

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<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR valign="top">
        <TD width="1%" align="left" nowrap><FONT size="2">&nbsp;</FONT></TD>
        <TD width="3%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="96%"><FONT size="2">partial first month of the term hereof shall be paid on
the date on which the term commences. Notwithstanding anything in this
Sublease to the contrary, Subtenant shall pay to
Sublandlord the first monthly installment of Minimum Rent due under this
Sublease upon the execution and delivery of this Sublease by Subtenant to
Sublandlord.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(b)&nbsp;All Minimum Rent and additional rent shall be paid without
setoff or deduction whatsoever and shall be paid to Sublandlord at its
office at the following address: Real Estate Administration, Gateway,
Inc., 610 Gateway Drive Y91, North Sioux City, South Dakota 97049 or at
such other place as Sublandlord may designate by notice to Subtenant.</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(c)&nbsp;Sublandlord and Subtenant acknowledge and agree that so long as
Subtenant is not then in default under this Sublease, Subtenant shall be
entitled to an abatement of the Minimum Rent due and owing under this
Sublease for the first sixty (60)&nbsp;days of the term of this Sublease
following the Commencement Date (the expiration of such sixty (60)&nbsp;day
period is hereinafter referred to as the &#147;Rent Commencement Date&#148;);
provided, however, during such abatement period, Subtenant shall remain
responsible to pay under this Sublease any and all amounts due and owing
for additional rent due hereunder (including all pass-throughs from the
Prime Lease) and all utilities provided to the Premises.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR valign="top">
        <TD width="5%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="1%" align="left" nowrap><FONT size="2">4.</FONT></TD>
        <TD width="3%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="91%"><FONT size="2"><B>Additional Rent; Payments; Interest</B>.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(a)&nbsp;Except for &#147;Base Rent&#148; (as such term is defined in the Prime
Lease and for the payment of which Subtenant shall have no obligation
under this Sublease), Subtenant shall also pay to Sublandlord all other
amounts payable by Sublandlord under the Prime Lease which are
attributable to the Premises or attributable to Subtenant, its agents,
employees, customers or invitees, including without limitation, the
Operating Cost Share Rent, the Tax Share Rent, the Parking Rent, if any,
and the Additional Rent (as such terms are defined in the Prime Lease).
By way of example and not by way of limitation, charges by Landlord for
furnishing air conditioning or heating to the Premises at times in
addition to those certain times specified in the Prime Lease, costs
incurred by Landlord in repairing damage to the Building caused by an
employee of Subtenant, increased insurance premiums due as a result of
Subtenant&#146;s use of the Premises, and amounts expended or incurred by
Landlord on account of any default by Subtenant which gives rise to a
default under the Prime Lease would be amounts payable by Subtenant
pursuant to this Subsection 4(a).</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(b)&nbsp;Each amount due to Sublandlord pursuant to Subsection 4(a) above
and each other amount payable by Subtenant hereunder, unless a date for
payment of such amount is provided for elsewhere in this Sublease, shall
be due and payable on the fifth day following the date on which Landlord
or Sublandlord has given notice to Subtenant of the amount thereof, but
in no event later than the date on which any such amount is due and
payable under the Prime Lease.</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(c)&nbsp;All amounts other than Minimum Rent payable to Sublandlord under this</FONT></TD>
</TR>
</TABLE>
<P align="center"><FONT size="2">3</FONT>

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<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></TD>
</TR>
<TR valign="top">
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">Sublease shall be deemed to be additional rent due under this
Sublease. All past due installments of Minimum Rent and additional rent
shall bear interest from the date due until paid at the rate per annum
equal to five percent (5%) in excess of the Prime Rate (as hereinafter
defined) in effect from time to time, which rate shall change from time
to time as of the effective date of each change in the Prime Rate, unless a lesser
rate shall then be the maximum rate permissible by law with respect
thereto, in which event said lesser rate shall be charged. For the
purposes of this Sublease, the term &#147;Prime Rate&#148; shall mean the rate of
interest announced from time to time by Bank One, N.A. as its prime or
corporate base rate.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(d)&nbsp;Subtenant shall pay Landlord on the due dates for services
requested by Subtenant which are billed by Landlord directly to Subtenant
rather than Sublandlord.</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(e)&nbsp;In addition to the Minimum Rent payable pursuant to Section&nbsp;3
above, from and after the Commencement Date, for each calendar year of
the term, Subtenant, as additional rent, shall pay Subtenant&#146;s Percentage
Share (which Sublandlord and Subtenant acknowledge and agree is equal to
100%) of Operating Cost Share Rent, Tax Share Rent, Parking Rent, if any,
and Additional Rent payable by Sublandlord for the then current calendar
year. Sublandlord shall give Subtenant written notice of Sublandlord&#146;s
estimate of the amount of additional rent per month payable pursuant to
this Subsection for each calendar year following Sublandlord&#146;s receipt
of Landlord&#146;s estimate of such amounts payable under the Prime Lease.
Thereafter, the additional rent payable pursuant to this Subsection shall
be determined and adjusted in accordance with the provisions below.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(f)&nbsp;The determination and adjustment of additional rent contemplated
under Subsection 4(e) above shall be made in accordance with the
following procedures:</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="9%"></TD>
        <TD width="91%"></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;(1)&nbsp;Upon receipt of a statement from Landlord specifying the
estimated Operating Cost Share Rent, Tax Share Rent, Parking Rent,
if any, and Additional Rent to be charged to Sublandlord under the
Prime Lease with respect to each calendar year, or as soon after
receipt of such statement as practicable, Sublandlord shall give
Subtenant written notice of its estimate of additional rent payable
under Subsection 4(e) for the ensuing calendar year, which estimate
shall be prepared based on the estimate received from Landlord (as
Landlord&#146;s estimate may change from time to time), together with a
copy of the statement received from Landlord. Sublandlord&#146;s
estimate of additional rent to be paid by Subtenant pursuant to
this Sublease shall not exceed Subtenant&#146;s Percentage Share of
Landlord&#146;s estimate delivered to Sublandlord pursuant to the Prime
Lease (as Landlord&#146;s estimate may change from time to time). On or
before the first day of each month during each calendar year,
Subtenant shall pay to Sublandlord as additional rent one-twelfth
(1/12th) of such estimated amount together with the Minimum Rent.</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(2)&nbsp;In the event Sublandlord&#146;s notice set forth in Subsection
4(f)(1) is not given in December of the calendar year preceding the
calendar year for which Sublandlord&#146;s notice is applicable, as the
case may be, then until the</FONT></TD>
</TR>
</TABLE>
<P align="center"><FONT size="2">4</FONT>

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<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="9%"></TD>
        <TD width="91%"></TD>
</TR>
<TR valign="top">
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">calendar month after such notice is
delivered by Sublandlord, Subtenant shall continue to pay to
Sublandlord monthly, during the ensuing calendar year, estimated
payments equal to the amounts payable hereunder during the calendar
year just ended. Upon receipt of any such post-December notice
Subtenant shall (i)&nbsp;commence as of the immediately following
calendar month, and continue for the remainder of the calendar
year, to pay to Sublandlord monthly such new estimated payments
and (ii)&nbsp;if the monthly installment of the new estimate of
such additional rent is greater than the monthly installment of the
estimate for the previous calendar year, pay to Sublandlord within
thirty (30)&nbsp;days of the receipt of such notice an amount equal to
the difference of such monthly installment multiplied by the number
of full and partial calendar months of such year preceding the
delivery of such notice.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="9%"></TD>
        <TD width="91%"></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;(3)&nbsp;Within thirty (30)&nbsp;days after the receipt by Sublandlord
of a final statement of such costs from Landlord with respect to
each calendar year, Sublandlord shall deliver to Subtenant a
statement of the adjustment to be made pursuant to Section&nbsp;4(f)
hereof for the calendar year just ended, together with a copy of
the statement received by Sublandlord from Landlord. If on the
basis of such statement Subtenant owes an amount that is less than
the estimated payments for the calendar year just ended previously
paid by Subtenant, Sublandlord shall credit such excess to the next
payments of rent coming due or, if the term of this Sublease is
about to expire, so long as Subtenant is not in default under this
Sublease, promptly refund such excess to Subtenant. If on the
basis of such statement Subtenant owes an amount that is more than
the estimated payments for the calendar year just ended previously
made by Subtenant, Subtenant shall pay the deficiency to
Sublandlord within thirty (30)&nbsp;days after delivery of the statement
from Sublandlord to Subtenant.</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(4)&nbsp;For partial calendar years during the term of this
Sublease, the amount of additional rent payable pursuant to
Subsection 4(f) that is applicable to that partial calendar year
shall be prorated based on the ratio of the number of days of such
partial calendar year falling during the term of this Sublease to
365. The expiration or earlier termination of this Sublease shall
not affect the obligations of Sublandlord and Subtenant pursuant to
this Section&nbsp;4, and such obligations shall survive and remain to be
performed after any expiration or earlier termination of this
Sublease.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR valign="top">
        <TD width="5%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="1%" align="left" nowrap><FONT size="2">5.</FONT></TD>
        <TD width="3%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="91%"><FONT size="2"><B>Condition of Premises and Construction of Improvements</B>.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;Subtenant hereby acknowledges and agrees that it is to demise the
Premises in an &#147;as-is&#148; condition and Subtenant&#146;s taking possession of
the Premises shall be conclusive evidence as against Subtenant that
the Premises were in good order and satisfactory condition when
Subtenant took possession. No promise of Sublandlord to alter,
remodel or improve the Premises, and no representation respecting the
condition of the Premises have been made by Sublandlord to Subtenant.
Upon the expiration of the term hereof, or upon any earlier
termination of the term hereof or of Subtenant&#146;s right to possession,
Subtenant shall surrender the Premises in at least as good condition
as at the </FONT></TD>
</TR>
</TABLE>
<P align="center"><FONT size="2">5</FONT>

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<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></TD>
</TR>
<TR valign="top">
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">commencement of the term of this Sublease, ordinary wear and
tear excepted.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR valign="top">
        <TD width="5%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="1%" align="left" nowrap><FONT size="2">6.</FONT></TD>
        <TD width="3%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="91%"><FONT size="2"><B>The Prime Lease</B>.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(a)&nbsp;This Sublease and all rights of Subtenant hereunder and with
respect to the Premises are subject to the terms, conditions and
provisions of the Prime Lease. Subtenant hereby assumes and agrees to
perform faithfully and be bound by, with respect to the Premises, all of
Sublandlord&#146;s obligations, covenants, agreements and liabilities under
the Prime Lease and all terms, conditions, provisions and restrictions
contained in the Prime Lease except:</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="9%"></TD>
        <TD width="91%"></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;(i)&nbsp;for the payment of &#147;Base Rent&#148; (as such term is defined in
the Prime Lease);</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(ii)&nbsp;that Subtenant shall not have any obligations to
construct or install tenant improvements except as may be provided
herein; and</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(iii)&nbsp;that the following provisions of the Prime Lease do not
apply to this Sublease: any provisions in the Prime Lease allowing
or purporting to allow Sublandlord any rent concessions or
abatements or construction or refurbishment allowances, any
provisions allowing Sublandlord to extend or renew the term of the
Prime Lease (including, without limitation, Section&nbsp;30 of the Prime
Lease), any provisions of the Prime Lease granting any option to
purchase or lease the Building or any other space in the Building
or Project (including, without limitation, Section&nbsp;39 of the Prime
Lease), Section&nbsp;17.E. of the Prime Lease, Section&nbsp;26.J. of the
Prime Lease, Section&nbsp;28.H. of the Prime Lease, and Section&nbsp;36 of
the Prime Lease.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(b)&nbsp;Without limitation of the foregoing:</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="9%"></TD>
        <TD width="91%"></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;(i)&nbsp;Subtenant shall not make any changes, alterations or
additions in or to the Premises except as otherwise expressly
provided herein. In connection therewith, Sublandlord and Subtenant
acknowledge and agree that Subtenant may desire to make certain
alterations, additions and/or improvements to the Premises
following its occupancy thereof (hereinafter referred to as the
&#147;Subtenant Work&#148;). Such Subtenant Work shall be performed at the
sole cost and expense of Subtenant and shall strictly conform to
all the terms and provisions of the Prime Lease. Subtenant shall
obtain the approval of both the Landlord and Sublandlord with
respect to any and all aspects of the Subtenant Work prior to
commencing same;</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(ii)&nbsp;If Subtenant desires to take any other action and the
Prime Lease would require that Sublandlord obtain the consent of
Landlord before undertaking any action of the same kind, Subtenant
shall not undertake the same without the prior written consent of
Sublandlord. Sublandlord may condition its consent on the consent
of Landlord being obtained and may require Subtenant to contact
Landlord directly for such consent;</FONT></TD>
</TR>
</TABLE>
<P align="center"><FONT size="2">6</FONT>

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<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="9%"></TD>
        <TD width="91%"></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;(iii)&nbsp;All rights given to Landlord and its agents and
representatives by the Prime Lease to enter the premises covered by
the Prime Lease shall inure to the benefit of Sublandlord and their
respective agents and representatives with respect to the Premises;</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(iv)&nbsp;Sublandlord shall also have all other rights, and all
privileges, options, reservations and remedies, granted or allowed
to, or held by, Landlord under the Prime Lease;</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(v)&nbsp;Subtenant shall maintain insurance of the kinds and in the
amounts required to be maintained by Sublandlord under the Prime
Lease. All policies of liability insurance shall name as
additional insureds the Landlord and Sublandlord and their
respective officers, directors or partners, as the case may be, and
the respective agents and employees of each of them; and</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(vi)&nbsp;Subtenant shall not do anything or suffer or permit
anything to be done which could result in a default under the
Prime Lease or permit the Prime Lease to be canceled or terminated.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(c)&nbsp;Notwithstanding anything contained herein or in the Prime Lease
which may appear to be to the contrary, Sublandlord and Subtenant hereby
agree as follows:</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="13%"></TD>
        <TD width="87%"></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;(i) (A)&nbsp;Subtenant shall not, without the
prior written consent of Sublandlord, assign, mortgage,
pledge, hypothecate or otherwise transfer or permit the
transfer of this Sublease or any interest of Subtenant in
this Sublease, by operation of law or otherwise, or permit
the use of the Premises or any part thereof by any persons
other than Subtenant and Subtenant&#146;s employees, or sublet
the Premises or any part thereof. Sublandlord shall not
unreasonably withhold, condition or delay its consent to
any such transfer; provided, however, it shall not be
unreasonable for Sublandlord to withhold its consent to
such transfer if (1)&nbsp;Subtenant is then in default under
any of the terms and conditions of this Sublease, (2)&nbsp;the
proposed transferee is not sufficiently creditworthy, in
Sublandlord&#146;s sole determination, and (3)&nbsp;the proposed
transferee is a competitor of Sublandlord or is a
governmental agency (the foregoing reasons are not meant
to be an exhaustive list of the bases upon which
Sublandlord may withhold its consent to such a transfer);</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(B)&nbsp;Notwithstanding the foregoing, in no event shall
Subtenant be obligated to obtain the consent of Sublandlord
in connection with any sub-sublet of all or any portion of
the Premises to any entity which is in control of, under
common control, or controlled by, Subtenant (any such entity
is referred to herein as an &#147;Affiliate&#148;) or an assignment of
Subtenant&#146;s interest hereunder to any Affiliate of Subtenant
or in connection with the merger, consolidation or
reorganization of Subtenant with any other entity or the sale
of all or substantially all of Subtenant&#146;s </FONT></TD>
</TR>
</TABLE>
<P align="center"><FONT size="2">7</FONT>


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<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="13%"></TD>
        <TD width="87%"></TD>
</TR>
<TR valign="top">
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">stock or assets
provided the following conditions are met: (1)&nbsp;to the extent
that the Landlord&#146;s
consent under the Prime Lease is required in connection with
such a transfer, Subtenant obtains same at its sole cost and
expense and provides evidence of same to Sublandlord, (2)
Subtenant provides written notice to Sublandlord and Landlord
not less than ten (10)&nbsp;business days prior to the
effectiveness of such transfer, (3)&nbsp;in the case of a
sub-sublet or actual assignment of this Sublease (as opposed
to a transfer by operation of law, such as a merger), such
sub-subtenant or assignee enters into an agreement in form
and content reasonably satisfactory to Sublandlord assuming
all of the obligations of the Subtenant hereunder, whether
accruing prior to or after the effectiveness of the transfer,
(4)&nbsp;there is no release of the Subtenant in connection with
any such transfer, (5)&nbsp;the net worth of the Subtenant entity
which is liable for the terms and provisions of this Sublease
immediately following such transfer is satisfactory to
Sublandlord, and (6)&nbsp;no default has occurred under this
Sublease beyond applicable notice and cure periods (the
transfers noted in this clause (B)&nbsp;are referred to herein as
&#147;Permitted Transfers&#148;);</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="13%"></TD>
        <TD width="87%"></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;(C)&nbsp;Further, other than in connection with any
Permitted Transfers, in the event of any assignment of this
Sublease or sub-sublease of the Premises by Subtenant,
Subtenant shall pay to Sublandlord fifty percent (50%) of any
consideration received by Subtenant for such assignment or
sub-sublease, as the case may be, in excess of the rent
payable under this Sublease and the reasonable actual
out-of-pocket cost incurred by Subtenant solely for brokerage
commissions, legal fees and any costs of alterations
necessary to effect such transfer, such payment to be
provided to Sublandlord no later than thirty (30)&nbsp;days after
the determination thereof and the date such excess rent is
received by Subtenant;</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="9%"></TD>
        <TD width="91%"></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;(ii)&nbsp;neither rental nor other payments hereunder shall abate
by reason of any damage to or destruction of the Premises, the
premises subject to the Prime Lease, or the Building or any part
thereof, unless, and then only to the extent that, rental and such
other payments actually abate under the Prime Lease with respect to
the Premises on account of such event;</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(iii)&nbsp;notwithstanding clause (c)(ii) above, in the event that
Sublandlord receives an abatement of rent due under the Prime Lease
pursuant to the provisions of Section&nbsp;4.F. thereof, then Subtenant
shall be entitled the same abatement of rent under this Sublease;</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(iv)&nbsp;Subtenant shall not have any right to any portion of the
proceeds of any award for a condemnation or other taking, or a
conveyance in lieu thereof, of all or any portion of the Premises;</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(v)&nbsp;If the Prime Lease gives Sublandlord any right to
terminate the</FONT></TD>
</TR>
</TABLE>
<P align="center"><FONT size="2">8</FONT>

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<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="9%"></TD>
        <TD width="91%"></TD>
</TR>
<TR valign="top">
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">Prime Lease in the event of any casualty or
condemnation of the Premises, so long as (1)&nbsp;Subtenant is not in
default under this Sublease beyond applicable notice and
cure periods, and (2)&nbsp;such right to so terminate the Prime Lease is
then effective and applicable, Subtenant shall be entitled to the
same right to so terminate this Sublease as afforded to Sublandlord
under the Prime Lease except that Subtenant shall be required to
give notice to Sublandlord of such election to so terminate this
Sublease with sufficient time so as to provide Sublandlord with not
less than ten (10)&nbsp;business days following Sublandlord&#146;s receipt of
such written notice of Subtenant&#146;s election to so terminate this
Sublease to permit Sublandlord to elect to terminate the Prime
Lease pursuant to the terms and conditions of the Prime Lease;</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(vi)&nbsp;Notwithstanding anything contained in Section&nbsp;22.J. of
the Prime Lease, following a written request from Subtenant,
Sublandlord shall subordinate any statutory or contractual lien and
security interest it may have on Subtenant&#146;s equipment, furniture,
moveable trade fixtures or other personal property owned by
Subtenant and kept at the Premises to the lien of any bona fide
vendor or institutional lender providing financing for Subtenant to
acquire such equipment, furniture, moveable trade fixtures or other
personal property, such subordination to be pursuant to an
instrument which is reasonably satisfactory to Sublandlord;</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(vii)&nbsp;Subtenant shall not have any right to exercise or have
Sublandlord exercise any option under the Prime Lease, including,
without limitation, any option to extend the term of the Prime
Lease or lease additional space; and</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(viii)&nbsp;In the event of any conflict between the terms,
conditions and provisions of the Prime Lease and of this Sublease,
the terms, conditions and provisions of this Sublease shall, in all
instances, govern and control.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(d)&nbsp;It is expressly understood and agreed that Sublandlord does not
assume and shall not have any of the obligations or liabilities of
Landlord under the Prime Lease and that Sublandlord is not making the
representations, warranties or indemnifications, if any, made by Landlord
in the Prime Lease. With respect to work, services, repairs and
restoration or the performance of other obligations required of Landlord
under the Prime Lease, Sublandlord&#146;s sole obligation with respect thereto
shall be to request the same, upon written request from Subtenant, and to
use reasonable efforts, at Subtenant&#146;s sole cost and expense, to obtain
the same from Landlord. Sublandlord shall not be liable in damages, nor
shall rent abate hereunder, for or on account of any failure by Landlord
to perform the obligations and duties imposed on it under the Prime
Lease. Sublandlord and Subtenant acknowledge and agree that any repair,
maintenance and/or replacement obligations with respect to the Premises
which are the responsibility of the Sublandlord, as tenant under the
Prime Lease, shall be performed by Subtenant at Subtenant&#146;s sole cost and
expense. In the event that a condition exists in the Premises that
Landlord is obligated to repair under the terms of the Prime Lease,
Subtenant shall so advise Sublandlord, and Sublandlord, in turn, shall
promptly advise Landlord thereof. At Subtenant&#146;s request, in the event
that Landlord fails to fulfill any repair or maintenance obligation under
the terms of the </FONT></TD>
</TR>
</TABLE>
<P align="center"><FONT size="2">9</FONT>

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<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></TD>
</TR>
<TR valign="top">
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">Prime Lease with respect to the Premises, Sublandlord
shall use its good faith, due diligent and commercially reasonable
efforts to have Landlord fulfill such repair and maintenance obligations,
all of which reasonable efforts shall at be Subtenant&#146;s sole cost and
expense. All such amounts which are payable by
Subtenant hereunder shall be deemed additional rent due under this
Sublease. Sublandlord and Subtenant acknowledge and agree that the
provisions of Section&nbsp;26.J. of the Prime Lease provide the &#147;Tenant&#148; under
the Prime Lease certain self-help and offset rights under the Prime Lease
in the event of a default thereunder by the Landlord. In connection
therewith, in the event of such a default by the Landlord under the Prime
Lease, upon written request by Subtenant, Sublandlord shall be entitled
(but shall have no obligation) to take such steps as are reasonably
necessary and permitted under the Prime Lease to effect such self-help
and offset rights under the Prime Lease. Subtenant hereby covenants and
agrees that it shall be responsible to reimburse to Sublandlord any and
all of the costs and expenses incurred by Sublandlord in effecting such
cure, to the extent same are not offset against the rent owed by
Sublandlord under the Prime Lease. Such amounts shall be deemed
additional rent due and owing under this Sublease. Alternatively,
Sublandlord may elect to have Subtenant perform such self-help rights
under the Prime Lease upon the following terms and conditions: (i)&nbsp;such
rights are exercised by Subtenant at its sole cost and expense, (ii)
Subtenant obtains the prior written approval by Sublandlord of the acts
to be taken by Subtenant with respect to such self-help rights and (iii)
Subtenant performs such self-help rights in strict accordance with the
terms and provisions of the Prime Lease. In the event that Subtenant
performs such self-help
acts in accordance with the foregoing terms and
provisions and as a result thereof, Sublandlord receives an offset of the
rent due under the Prime Lease, then Subtenant shall receive the same
offset against the rent due under this Sublease.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(e)&nbsp;Nothing contained in this Sublease shall be construed to create
privity of estate or contract between Subtenant and Landlord, except the
agreements of Subtenant in Sections&nbsp;10 and 11 hereof in favor of
Landlord, and then only to the extent of the same.</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(f)&nbsp;Sublandlord hereby represents and warrants as to the following:
(i)&nbsp;as of the date of Sublandlord&#146;s execution of this Sublease,
Sublandlord has received no notice of default under the Prime Lease from
Landlord, (ii)&nbsp;as of the date of Sublandlord&#146;s execution of this
Sublease, Sublandlord has not forwarded any notice of default to Landlord
under the Prime Lease which has not been cured, and (iii)&nbsp;as of the date
of Sublandlord&#146;s execution of this Sublease, to Sublandlord&#146;s actual
knowledge (with no investigation or inquiry), Sublandlord has received no
notice that the Premises is not in compliance with applicable laws,
codes, rules and/or regulations of applicable governing authorities.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(g)&nbsp;Subject to the terms and provisions of the Prime Lease and this
Sublease, so long as Subtenant shall perform all of its obligations
under this Sublease, Subtenant shall enjoy peaceful and quiet possession
of the Premises in accordance with the terms and provisions of this
Sublease against any party claiming through or under Sublandlord. In
addition to the foregoing, Sublandlord hereby covenants and agrees that
it shall not enter into any modification or amendment to the Prime Lease
which materially and</FONT></TD>
</TR>
</TABLE>
<P align="center"><FONT size="2">10</FONT>


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<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></TD>
</TR>
<TR valign="top">
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">adversely affect Subtenant&#146;s rights under this Sublease.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR valign="top">
        <TD width="5%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="1%" align="left" nowrap><FONT size="2">7.</FONT></TD>
        <TD width="3%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="91%"><FONT size="2"><B>Default by Subtenant</B>.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(a)&nbsp;Upon the happening of any of the following:</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="9%"></TD>
        <TD width="91%"></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;(i)&nbsp;Subtenant fails to pay any Minimum Rent within five (5)
days after the date it is due;</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(ii)&nbsp;Subtenant fails to pay any other amount due from
Subtenant hereunder and such failure continues for three (3)&nbsp;days
after notice thereof from Sublandlord to Subtenant;</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(iii)&nbsp;Subtenant fails to perform or observe any other covenant
or agreement set forth in this Sublease and such failure continues
for seven (7)&nbsp;days after notice thereof from Sublandlord to
Subtenant; or</FONT></TD>
</TR>
<TR>
        <TD><FONT size="2">&nbsp;</FONT></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;(iv)&nbsp;any other event occurs which involves Subtenant or the
Premises and which would constitute a default under the Prime Lease
if it involved Sublandlord or the premises covered by the Prime
Lease;</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR valign="top">
        <TD width="1%" align="left" nowrap><FONT size="2">&nbsp;</FONT></TD>
        <TD width="4%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="95%"><FONT size="2">Subtenant shall be deemed to be in default hereunder, and Sublandlord may
exercise, without limitation of any other rights and remedies available
to it hereunder or at law or in equity, any and all rights and remedies
of Landlord set forth in the Prime Lease in the event of a default by
Sublandlord thereunder.</FONT></TD>
</TR>
</TABLE>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(b)&nbsp;In the event Subtenant fails or refuses to make any payment or
perform any covenant or agreement to be performed hereunder by Subtenant,
Sublandlord may make such payment or undertake to perform such covenant
or agreement (but shall not have any obligation to Subtenant to do so).
In such event, amounts so paid and amounts expended in undertaking such
performance, together with all costs, expenses and attorneys&#146; fees
incurred by Sublandlord in connection therewith, shall be additional rent
hereunder.</FONT></TD>
</TR>
</TABLE>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;8.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Nonwaiver</B>. Failure of Sublandlord to declare any default or delay in
taking any action in connection therewith shall not waive such default. No
receipt of moneys by Sublandlord from Subtenant after the termination in any
way of the term or of Subtenant&#146;s right of possession hereunder or after the
giving of any notice shall reinstate, continue or extend the term or affect any
notice given to Subtenant or any suit commenced or judgment entered prior to
receipt of such moneys.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;9.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Cumulative Rights and Remedies</B>. All rights and remedies of Sublandlord
under this Sublease shall be cumulative and none shall exclude any other rights
or remedies allowed by law.
</FONT>
<P align="center"><FONT size="2">11</FONT>


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<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;10.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Waiver of Claims and Indemnity</B>.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a)&nbsp;Subtenant hereby releases and waives any and all claims against
Landlord and Sublandlord and each of their respective officers, directors,
partners, agents and employees for injury or damage to person, property or
business sustained in or about the Building or the Premises by Subtenant other
than by reason of gross negligence or willful misconduct and except in any case
which would render this release and waiver void under law.
</FONT>

<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(b)&nbsp;Subtenant agrees to indemnify, defend and hold harmless Landlord
and its beneficiaries, Sublandlord and the managing agent of the Building
and each of their respective officers, directors, partners, agents and
employees, from and against any and all claims, demands, costs and
expenses of every kind and nature, including attorneys&#146; fees and
litigation expenses, arising from Subtenant&#146;s occupancy of the Premises,
Subtenant&#146;s construction of any leasehold improvements in the Premises or
from any breach or default on the part of Subtenant in the performance of
any agreement or covenant of Subtenant to be performed or performed under
this Sublease or pursuant to the terms of this Sublease, or from any act
or neglect of Subtenant or its agents, officers, employees, guests,
servants, invitees or customers in or about the Premises. In case any
such proceeding is brought against any of said indemnified parties,
Subtenant covenants, if requested by Sublandlord, to defend such
proceeding at its sole cost and expense by legal counsel reasonably
satisfactory to Sublandlord.</FONT></TD>
</TR>
</TABLE>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;11.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Waiver of Subrogation</B>. Anything in this Sublease to the contrary
notwithstanding, Sublandlord and Subtenant each hereby waive any and all rights
of recovery, claims, actions or causes of action against the other and the
officers, directors, partners, agents and employees of each of them, and
Subtenant hereby waives any and all rights of recovery, claims, actions or
causes of action against Landlord and its agents and employees for any loss or
damage that may occur to the Premises or any improvements thereto, or any
personal property of any person therein or in the Building, by reason of fire,
the elements or any other cause insured against under valid and collectible
fire and extended coverage insurance policies, regardless of cause or origin,
including negligence, except in any case which would render this waiver void
under law, to the extent that such loss or damage is actually recovered under
said insurance policies.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;12.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Brokerage Commissions</B>. Each party hereby represents and warrants to
the other that other than Julien J. Studley, Inc. and BRE Commercial Real
Estate (whose commissions shall be paid by Sublandlord) it has had no dealings
with any real estate broker or agent in connection with this Sublease, and that
it knows of no real estate broker or agent who is or might be entitled to a
commission in connection with this Sublease. Each party agrees to protect,
defend, indemnify and hold the other harmless from and against any and all
claims inconsistent with the foregoing representations and warranties for any
brokerage, finder&#146;s or similar fee or commission in connection with this
Sublease, if such claims are based on or relate to any act of the indemnifying
party which is contrary to the foregoing representations and warranties.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;13.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Successors and Assigns</B>. This Sublease shall be binding upon and inure
to the benefit of the successors and assigns of Sublandlord and shall be
binding upon and inure to the benefit of the successors of Subtenant and, to
the extent any such assignment may be approved,
</FONT>
<P align="center"><FONT size="2">12</FONT>

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<P><FONT size="2">Subtenant&#146;s assigns. The provisions of Subsection 6(e) and Sections&nbsp;10 and 11 hereof shall inure to
the benefit of the successors and assigns of Landlord.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;14.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Entire Agreement</B>. This Sublease contains all the terms, covenants,
conditions and agreements between Sublandlord and Subtenant relating in any
manner to the rental, use and occupancy of the Premises. No prior agreement or
understanding pertaining to the same shall be valid or of any force or effect.
The terms, covenants and conditions of this Sublease cannot be altered,
changed, modified or added to except by a written instrument signed by
Sublandlord and Subtenant.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;15.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Notices</B>.
</FONT>
<P align="left"><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a)&nbsp;In the event any notice from the Landlord or otherwise relating to the
Prime Lease is delivered to the Premises or is otherwise received by Subtenant,
Subtenant shall, as soon thereafter as possible, but in any event within
twenty-four (24)&nbsp;hours, deliver such notice to Sublandlord if such notice is
written or advise Sublandlord thereof by telephone if such notice is oral.
</FONT>

<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR>
        <TD width="5%"></TD>
        <TD width="95%"></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;(b)&nbsp;Notices and demands required or permitted to be given by either
party to the other with respect hereto or to the Premises shall be in
writing and shall not be effective for any purpose unless the same shall
be served either by personal delivery with a receipt requested, by
overnight air courier service or by United States certified or registered
mail, return receipt requested, postage prepaid; provided, however, that
all notices of default shall be served either by personal delivery with a
receipt requested or by overnight air courier service, addressed as
follows:</FONT></TD>
</TR>
</TABLE>
<CENTER>
<TABLE cellspacing="0" border="0" cellpadding="0" width="85%">
<TR valign="bottom">
        <TD width="34%">&nbsp;</TD>
        <TD width="10%">&nbsp;</TD>
        <TD width="56%">&nbsp;</TD>
</TR>
<TR valign="bottom">
        <TD align="right" valign="top"><FONT size="2">if to Sublandlord:</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">
c/o <B>GATEWAY, INC.</B><BR>
Real Estate Administration<BR>
610 Gateway Drive Y91<BR>
North Sioux City, South Dakota 97049</FONT></TD>
</TR>
<TR><TD><FONT size="2">&nbsp;</FONT></TD></TR>
<TR valign="bottom">
        <TD align="right" valign="top"><FONT size="2">and</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">
c/o <B>GATEWAY, INC.</B><BR>
14303 Gateway Place<BR>
Poway, California 92064<BR>
Attn: General Counsel</FONT></TD>
</TR>
<TR><TD><FONT size="2">&nbsp;</FONT></TD></TR>
<TR valign="bottom">
        <TD align="right" 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">
<B>COSTAR REALTY INFORMATION, INC.</B><BR>
4535  Towne Centre Court<BR>
San Diego, California<BR>
Attn.: Facility Manager</FONT></TD>
</TR>
<TR><TD><FONT size="2">&nbsp;</FONT></TD></TR>
<TR valign="bottom">
        <TD align="right" valign="top"><FONT size="2">and</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">
<B>COSTAR GROUP, INC.</B><BR>
2 Bethesda Metro Center, 10th Floor<BR>
Bethesda, Maryland 20814<BR>
Attn: Director of Facilities</FONT></TD>
</TR>
</TABLE>
</CENTER>
<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR valign="top">
        <TD width="3%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="1%" align="left" nowrap><FONT size="2">&nbsp;</FONT></TD>
        <TD width="1%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="95%"><FONT size="2">Notices and demands shall be deemed to have been given two (2)&nbsp;days after
mailing, if mailed, or, if made by personal delivery or by overnight air
courier service, then upon </FONT></TD>
</TR>
</TABLE>
<P align="center"><FONT size="2">13</FONT>

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<P>
<TABLE width="100%" border="0" cellpadding="0" cellspacing="0">
<TR valign="top">
        <TD width="3%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="1%" align="left" nowrap><FONT size="2">&nbsp;</FONT></TD>
        <TD width="1%"><FONT size="2">&nbsp;</FONT></TD>
        <TD width="95%"><FONT size="2">such delivery. Either party may change its address for receipt of notices by
giving notice to the other party.</FONT></TD>
</TR>
</TABLE>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;16.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Authority</B>. Subject to Section&nbsp;19 hereof, each party represents and
warrants to the other that this Sublease has been duly authorized, executed and
delivered by and on behalf of such party and constitutes the valid, enforceable
and binding agreement of such party.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;17.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Limitation on Liability. </B>Sublandlord shall not be liable for
personal injury or property damage to Subtenant, its officers, agents,
employees, invitees, guests, licensees or any other person in the Premises,
regardless of how such injury or damage may be caused; provided, however solely
as such waiver relates to claims of property damage, the foregoing shall not
limit or restrict any liability which may arise solely and directly due to the
gross negligence or willful misconduct of Sublandlord. Any property of
Subtenant kept or stored in the Premises shall be kept or stored at the sole
risk of Subtenant. Subtenant shall hold Sublandlord harmless from any claims
arising out of any personal injury or property damage occurring in the
Premises, including subrogation claims by Subtenant&#146;s insurance carrier(s)
except to the extent noted in the first sentence of this Section&nbsp;17.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;18.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Consents and Approvals. </B>In any instance when Sublandlord&#146;s consent
or approval is required under this Sublease, Sublandlord&#146;s refusal to consent
to or approve any matter or thing shall be deemed reasonable if, among other
matters, such consent or approval is required under the provisions of the Prime
Lease incorporated herein by reference but has not been obtained from Landlord.
Except as otherwise provided herein, Sublandlord shall not unreasonably
withhold or delay its consent to or approval of a matter if such consent or
approval is required under the provisions of the Prime Lease and Landlord has
consented to or approved of such matter. If Subtenant shall seek the approval
by or consent of Sublandlord and Sublandlord shall fail or refuse to give such
consent or approval, Subtenant shall not be entitled to any damages for any
withholding or delay of such approval or consent by Sublandlord, it being
agreed that Subtenant&#146;s sole remedy in connection with an alleged wrongful
refusal or failure to approve or consent shall be an action for injunction or
specific performance shall be available only in those cases where Sublandlord
shall have expressly agreed in this Sublease not to unreasonably withhold or
delay its consent.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;19.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Consent of Landlord</B>. The obligations of Sublandlord and Subtenant
under this Sublease are conditioned and contingent upon the Landlord consenting
hereto. In the event Landlord&#146;s consent is not obtained within thirty (30)
days after the date hereof this Sublease shall automatically terminate and
become null and void, and neither Sublandlord nor Subtenant shall have any
further obligations or liability hereunder or to each other with respect to the
Premises. Sublandlord hereby covenants and agrees to use its commercially
reasonable efforts to obtain Landlord&#146;s consent to this Sublease as promptly as
reasonably possible following the full execution and delivery of this Sublease.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;20.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Examination</B>. Submission of this instrument for examination or
signature by Subtenant does not constitute a reservation of or option for the
Premises or in any manner bind Sublandlord, and no lease, sublease or
obligation on Sublandlord shall arise until this instrument is signed and
delivered by Sublandlord and Subtenant and the consent of Landlord is obtained
as described in Section&nbsp;19 above.
</FONT>
<P align="center"><FONT size="2">14</FONT>

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<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;21.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Security Deposit. </B>Subtenant concurrently with the execution of this
Sublease, shall deposit with Sublandlord the sum of $284,440.41 (which
Sublandlord and Subtenant acknowledge and agree is equal to three (3)&nbsp;months&#146;
gross rent due under this Sublease) as security for the faithful performance by
Subtenant of all terms, covenants and conditions of this Sublease in the form
of a letter of credit as more particularly set forth below. Such letter of
credit shall be in a form consistent with that form of letter of credit
attached to this Sublease as Exhibit &#147;C&#148; and issued upon a bank with a minimum
long term capital rating of &#147;AA&#148;, with a branch in San Diego, California for
purposes of Sublandlord&#146;s ability to draw thereon and shall otherwise be
satisfactory to Sublandlord (in its sole and absolute discretion). Further,
such letter of credit shall be irrevocable, &#147;evergreen&#148;, &#147;clean&#148; and in the
full amount required naming Sublandlord as beneficiary, and providing for
partial and multiple draws and shall otherwise be satisfactory to Sublandlord
as set forth hereinabove. Such letter of credit shall be held by Sublandlord
as security for the faithful performance by Subtenant of all terms, covenants
and conditions of this Sublease. Subtenant agrees that Sublandlord may apply
(or draw upon, as the case may be) the security deposit to remedy any failure
by Subtenant to repair or maintain the Premises or to perform any other terms,
covenants and conditions contained herein or make any payment owing hereunder,
all following the expiration of applicable notice and cure periods. If
Subtenant has kept and performed all terms, covenants and conditions of this
Sublease during the term, Sublandlord will, within thirty (30)&nbsp;days after the
expiration hereof, promptly return the security deposit to Subtenant or the
last permitted assignee of Subtenant&#146;s interest hereunder. Should Sublandlord
use (or draw upon, as the case may be) any portion of the security deposit to
cure any default by Subtenant hereunder, Subtenant shall forthwith replenish
the security deposit to the original amount. Sublandlord shall not be required
to keep the security deposit separate from its general funds, and Subtenant
shall not be entitled to interest on any such deposit. Subtenant hereby
acknowledges and agrees that Sublandlord may draw upon such letter of credit at
such time as Sublandlord is permitted to do so under this paragraph 21 or if
Subtenant fails to provide Sublandlord with a replacement letter of credit no
later than thirty (30)&nbsp;days prior to the expiration date of any then held
letter of credit in Sublandlord&#146;s possession. In the event Sublandlord draws
down such letter of credit, then Sublandlord shall hold such cash security
deposit in accordance with the terms and provisions of this paragraph 21.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;22. <B>Furniture</B>. Sublandlord and Subtenant acknowledge and agree that
Subtenant shall be entitled to use, at no additional cost, fee or charge to
Subtenant imposed by Sublandlord, the furniture currently located within the
Premises and scheduled on Exhibit &#147;B&#148; hereto (the &#147;Furniture&#148;) during the term
of this Sublease, and any extensions thereof. During the term of this
Sublease, Subtenant shall be responsible, at Subtenant&#146;s sole cost and expense,
to maintain such Furniture in good condition and repair and shall surrender
same to Sublandlord upon the expiration of the term of this Sublease or earlier
termination hereof in good condition and repair, subject to reasonable wear and
tear from Subtenant&#146;s use of such Furniture during the term of this Sublease.
Subtenant acknowledges and agrees that it shall accept such furniture in its
&#147;as-is&#148; condition and in no event does Sublandlord make any representation or
warranty of any kind with respect to the Furniture or its adequacy for
Subtenant&#146;s purposes and Sublandlord hereby disclaims the delivery of any such
warranties, including any warranty of merchantability, fitness for a particular
purpose or any thing or nature whatsoever.
</FONT>
<P align="center"><FONT size="2">15</FONT>

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<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;23.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Security System</B>. Sublandlord and Subtenant acknowledge and agree that
there is currently located within the Premises a security system servicing the
Premises (except that Sublandlord acknowledge and agree that the data
processing equipment (the &#147;Data Equipment&#148;) for such security system is located
in a building adjacent to the Premises. Subtenant shall be entitled to use, at
no additional cost, fee or charge to Subtenant imposed by Sublandlord, the
security system currently located within the Premises and scheduled on Exhibit
&#147;B-1&#148; attached hereto (the &#147;Security System&#148;) during the term of this Sublease,
and any extensions thereof. Subtenant shall be responsible, at Subtenant&#146;s
sole cost and expense, to surrender such Security System to Sublandlord upon
the expiration of the term of this Sublease or earlier termination hereof in
the condition and in the manner required under the Prime Lease. Subtenant
acknowledges and agrees it shall accept such security system in its &#147;as-is&#148;
condition and that in no event does Sublandlord make any representation or
warranty of any kind with respect to the Security System or its adequacy for
Subtenant&#146;s purposes and Sublandlord hereby disclaims the delivery of any such
warranties, including any warranty of merchantability, fitness for a particular
purpose or any thing or nature whatsoever. Further, Subtenant hereby
acknowledges and agrees that in no event shall Subtenant have any right to use
or access the Data Equipment.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;24.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Server Infrastructure Network</B>. Sublandlord and Subtenant acknowledge
and agree that there is currently located within the Premises server room
hardware, air conditioners and a fire suppression system (and related
furniture). Subtenant shall be entitled to use, at no additional cost, fee or
charge to Subtenant imposed by Sublandlord, such server room hardware, air
conditioners and a fire suppression system (and related furniture currently
located within the Premises and scheduled on Exhibit &#147;B-2&#148; attached hereto (the
&#147;Server Infrastructure Network&#148;) during the term of this Sublease, and any
extensions thereof. Subtenant shall be responsible, at Subtenant&#146;s sole cost
and expense, to surrender such Server Infrastructure Network to Sublandlord
upon the expiration of the term of this Sublease or earlier termination hereof
in the condition and in the manner required under the Prime Lease. Subtenant
acknowledges and agrees it shall accept such Server Infrastructure Network in
its &#147;as-is&#148; condition and that in no event does Sublandlord make any
representation or warranty of any kind with respect to the Server
Infrastructure Network or its adequacy for Subtenant&#146;s purposes and Sublandlord
hereby disclaims the delivery of any such warranties, including any warranty of
merchantability, fitness for a particular purpose or any thing or nature
whatsoever.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;25.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Parking</B>. During the term of this Sublease, so long as Subtenant is
not in default under this Sublease, Subtenant and its employees shall be
entitled to use Subtenant&#146;s Percentage Share of the parking rights granted to
Sublandlord, as Tenant, under the Prime Lease, including, without limitation,
the terms and provisions of Section&nbsp;4.G. of the Prime Lease. Subtenant
acknowledges and agrees that its right to use such parking area shall be upon
the terms and conditions set forth in the Prime Lease, including, without
limitation, any and all regulations promulgated by Landlord with respect
thereto.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;26.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Signage</B>. Sublandlord and Subtenant hereby acknowledge and agree that
so long as Subtenant is not in default under this Sublease, Subtenant shall be
granted the right provided to Sublandlord, as Tenant under the Prime Lease, to
install the Building Sign as set
</FONT>
<P align="center"><FONT size="2">16</FONT>

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<P><FONT size="2">forth in Section&nbsp;31 of the Prime Lease,
subject to the following terms and conditions: (i)&nbsp;in no event shall Subtenant
be permitted to install such Building Sign unless and until Subtenant obtains
any and all necessary approvals in connection therewith, including, without
limitation, the approval of Landlord, Sublandlord and any necessary governmental entity or agency having
jurisdiction over the Premises; and (ii)&nbsp;Subtenant shall comply with all the
terms and provisions of the Prime Lease and this Sublease in connection with
the installation of same. Further, Sublandlord and Subtenant acknowledge and
agree that subject to approval by Sublandlord (such approval not to be
unreasonably withheld, conditioned or delayed) and Landlord, Subtenant shall
have the right to utilize Subtenant&#146;s Percentage Share of the remaining signage
rights granted to Sublandlord under the Prime Lease, at Subtenant&#146;s sole cost
and expense. Such signage rights shall be subject to clauses (i)&nbsp;and (ii)&nbsp;set
forth hereinabove with respect to the Building Sign. Any and all signage
installed by Subtenant at the Premises shall be the responsibility and at the
sole cost of Subtenant to repair, maintain, replace, and remove upon the
expiration of the term of this Sublease or earlier termination hereof.
Subtenant shall repair any damage caused to the Premises as a result of any
such repair, maintenance, placement and/or removal of such signage.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;27.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Option to Extend</B>. Sublandlord and Subtenant acknowledge and agree
that Subtenant shall have the right to extend the term of this Sublease through
August&nbsp;31, 2012 (which is the expiration of the term of the Prime Lease) upon
the following terms and conditions: (i)&nbsp;Subtenant shall provide Sublandlord
with prior written notice of Subtenant&#146;s election to so extend the term of this
Sublease not less than nine (9)&nbsp;months prior the expiration of the then current
term of this Sublease, time being of the essence; (ii)&nbsp;all of the terms and
conditions of such extension term shall be the same as during the initial term
of this Sublease except that the Minimum Rent shall be equal to the then
current fair market rental rate for the Premises as agreed to between
Sublandlord and Subtenant in their reasonable and good faith determination (if
Sublandlord and Subtenant are unable to agree upon the then current fair market
rental rate for the Premises within thirty (30)&nbsp;days following Sublandlord&#146;s
receipt of Subtenant&#146;s exercise of its option to extend the Sublease term as
set forth herein, then the parties shall submit such dispute to arbitration in
accordance with the then current rules of the American Arbitration Association
in order to resolve such dispute, with each party bearing one-half (1/2) of the
cost of such arbitration); and (iii)&nbsp;Subtenant shall have no right to extend
the term of this Sublease (a)&nbsp;if upon the exercise thereof by Subtenant and/or
on the date upon which such extended term is to begin Subtenant is in default
under this Sublease and/or (b)&nbsp;if Subtenant has assigned this Sublease or
sublet all or any portion of the Premises to any party other than an Affiliate
(as defined in Section&nbsp;6(c)(i) of this Sublease).
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;28.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>Counterparts; Execution; Joint and Several Liability</B>. This Sublease
may be executed in any number of counterparts, each of which when so executed
and delivered shall be deemed to be an original and all of which counterparts
taken together shall constitute but one and the same instrument. Signature
pages may be detached from the counterparts and attached to a single copy of
this Sublease to physically form one document. This Sublease may also be
delivered by telefacsimile and any signature of a party on a telefacsimile copy
shall be binding. Any party delivering an executed counterpart of this
Sublease by telefacsimile shall also deliver by overnight service to the other
party or parties an original counterpart of this Sublease, provided the failure
to deliver an original counterpart shall not affect the validity,
enforceability and binding effect of this Sublease. The obligations of CRII and
CGI shall be
</FONT>
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<P><FONT size="2">joint and several and each of CRII and CGI shall be fully liable
for the obligations imposed on the Subtenant under this Sublease regardless of
the obligations of the other party. In no event shall Sublandlord be required
to proceed against one of the parties comprising Subtenant hereunder prior to
proceeding under this Sublease against the other party comprising Subtenant
hereunder.
</FONT>
<P><FONT size="2">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<B>IN WITNESS WHEREOF</B>, Sublandlord and Subtenant have executed this Sublease
as of the date aforesaid.
</FONT>
<CENTER>
<TABLE cellspacing="0" border="0" cellpadding="0" width="100%">
<TR valign="bottom">
        <TD width="2%">&nbsp;</TD>
        <TD width="1%">&nbsp;</TD>
        <TD width="33%">&nbsp;</TD>
        <TD width="10%">&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"><B>SUBLANDLORD</B>:</FONT></TD>
</TR>
<TR><TD><TR><TD><TR><TD><TR><TD>
<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><TD><TR><TD><TR><TD><TR><TD>
<TR valign="bottom">
        <TD colspan="3" valign="top" align="left"><FONT size="2"><B>ATTEST</B>:</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">GATEWAY, INC., a Delaware corporation</FONT></TD>
</TR>
<TR><TD><TR><TD><TR><TD><TR><TD>
<TR valign="bottom">
        <TD valign="top"><FONT size="2">By:</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">By:&nbsp;&nbsp;/s/&nbsp;&nbsp;Stephen Smurthwaite</FONT></TD>
</TR>
<TR>
        <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><HR size="1" noshade></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">&nbsp;Its:&nbsp;&nbsp;Vice President</FONT></TD>
</TR>
<TR valign="bottom">
        <TD valign="top"><FONT size="2">&nbsp;&nbsp;&nbsp;Its:</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;&nbsp;&nbsp;</FONT></TD>
</TR>
<TR>
        <TD valign="top"><FONT size="2">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">
<HR size="1" noshade></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">&nbsp;</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">&nbsp;</FONT></TD>
</TR>
<TR><TD><TR><TD><TR><TD><TR><TD>
<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"><B>SUBTENANT:</B></FONT></TD>
</TR>
<TR><TD><TR><TD><TR><TD><TR><TD>
<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><TD><TR><TD><TR><TD><TR><TD>
<TR valign="bottom">
        <TD colspan="3" valign="top" align="left"><FONT size="2"><B>ATTEST</B>:</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">COSTAR REALTY INFORMATION, INC.,<br>
a Delaware corporation</FONT></TD>
</TR>
<TR><TD><TR><TD><TR><TD><TR><TD>
<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><TD><TR><TD><TR><TD><TR><TD>
<TR valign="bottom">
        <TD valign="top"><FONT size="2">By:&nbsp;&nbsp;<BR>
&nbsp;&nbsp;&nbsp;Its:</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">
/s/&nbsp;&nbsp;Carla Garrett<BR>
&nbsp;&nbsp;Secretary
</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">By:&nbsp;&nbsp;/s/&nbsp;&nbsp;Andrew Florance<BR>
&nbsp;&nbsp;&nbsp;Its:&nbsp;&nbsp;Chief Executive Officer</FONT></TD>
</TR>
<TR><TD><TR><TD><TR><TD><TR><TD>
<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><TD><TR><TD><TR><TD><TR><TD>
<TR valign="bottom">
        <TD colspan="3" valign="top" align="left"><FONT size="2"><B>ATTEST</B>:</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">COSTAR GROUP, INC.,<br>
a Delaware corporation</FONT></TD>
</TR>
<TR><TD><TR><TD><TR><TD><TR><TD>
<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><TD><TR><TD><TR><TD><TR><TD>
<TR valign="bottom">
        <TD valign="top"><FONT size="2">By:&nbsp;&nbsp;<BR>
&nbsp;&nbsp;&nbsp;Its:</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">
/s/&nbsp;&nbsp;Carla Garrett<BR>
&nbsp;&nbsp;Secretary
</FONT></TD>
        <TD><FONT size="2">&nbsp;</FONT></TD>
        <TD align="left" valign="top"><FONT size="2">By:&nbsp;&nbsp;/s/&nbsp;&nbsp;Andrew Florance<BR>
&nbsp;&nbsp;&nbsp;Its:&nbsp;&nbsp;Chief Executive Officer</FONT></TD>
</TR>
</TABLE>
</CENTER>

<P align="center"><FONT size="2">18</FONT>




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