<SEC-DOCUMENT>0001193125-25-309611.txt : 20251205
<SEC-HEADER>0001193125-25-309611.hdr.sgml : 20251205
<ACCEPTANCE-DATETIME>20251205160220
ACCESSION NUMBER:		0001193125-25-309611
CONFORMED SUBMISSION TYPE:	8-K
PUBLIC DOCUMENT COUNT:		16
CONFORMED PERIOD OF REPORT:	20251201
ITEM INFORMATION:		Entry into a Material Definitive Agreement
ITEM INFORMATION:		Completion of Acquisition or Disposition of Assets
ITEM INFORMATION:		Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant
ITEM INFORMATION:		Financial Statements and Exhibits
FILED AS OF DATE:		20251205
DATE AS OF CHANGE:		20251205

FILER:

	COMPANY DATA:	
		COMPANY CONFORMED NAME:			SCHOLASTIC CORP
		CENTRAL INDEX KEY:			0000866729
		STANDARD INDUSTRIAL CLASSIFICATION:	BOOKS: PUBLISHING OR PUBLISHING AND PRINTING [2731]
		ORGANIZATION NAME:           	04 Manufacturing
		EIN:				133385513
		STATE OF INCORPORATION:			DE
		FISCAL YEAR END:			0531

	FILING VALUES:
		FORM TYPE:		8-K
		SEC ACT:		1934 Act
		SEC FILE NUMBER:	000-19860
		FILM NUMBER:		251552891

	BUSINESS ADDRESS:	
		STREET 1:		555 BROADWAY
		CITY:			NEW YORK
		STATE:			NY
		ZIP:			10012
		BUSINESS PHONE:		2123436100

	MAIL ADDRESS:	
		STREET 1:		555 BROADWAY
		CITY:			NEW YORK
		STATE:			NY
		ZIP:			10012
</SEC-HEADER>
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<TYPE>8-K
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<table style="border-collapse:collapse; font-family:Times New Roman; font-size:10pt;border-spacing:0;width:100%" cellpadding="0" cellspacing="0">
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<td style="vertical-align:top;text-align:left"> <p style=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman;text-align:left"><span style="white-space:nowrap">Pre-commencement</span> communications pursuant to Rule <span style="white-space:nowrap">13e-4(c)</span> under the Exchange Act (17 CFR <span style="white-space:nowrap">240.13e-4(c))</span></p></td></tr></table> <p style="margin-top:10pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman;font-weight:bold;text-align:center">Securities registered pursuant to Section 12(b) of the Act:</p> <p style="font-size:10pt;margin-top:0pt;margin-bottom:0pt">&#160;</p>
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<td style="width:32%"/>
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<td style="width:32%"/></tr>
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<td style="border-bottom:1.00pt solid #000000;vertical-align:bottom;white-space:nowrap;text-align:center"> <p style="margin-top:0pt; margin-bottom:1pt; font-size:8pt; font-family:Times New Roman;font-weight:bold;text-align:center">Title of each class</p></td>
<td style="vertical-align:bottom">&#160;</td>
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<td style="border-bottom:1.00pt solid #000000;vertical-align:bottom;text-align:center"> <p style="margin-top:0pt; margin-bottom:0pt; font-size:8pt; font-family:Times New Roman;font-weight:bold;text-align:center">Name of each exchange</p> <p style="margin-top:0pt; margin-bottom:1pt; font-size:8pt; font-family:Times New Roman;font-weight:bold;text-align:center">on which registered</p></td></tr>
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<td style="vertical-align:bottom">&#160;</td>
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<td style="width:11%;vertical-align:top;text-align:left"><span style="font-weight:bold">Item&#8201;1.01.</span></td>
<td style="vertical-align:top;text-align:left"> <p style=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman;font-weight:bold;text-align:left">Entry into a Material Definitive Agreement. </p></td></tr></table> <p style="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman;font-weight:bold"><span style="text-decoration:underline">Sale Leaseback of <span style="white-space:nowrap">555-557</span> Broadway, New York, New York </span></p> <p style="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">On December&#160;1, 2025, Scholastic 557 Broadway, L.L.C. (&#8220;Scholastic SoHo&#8221;) entered into a Contract of Purchase and Sale (the &#8220;SoHo Purchase Agreement&#8221;) with ESRT <span style="white-space:nowrap">555-557</span> Broadway, L.L.C. (&#8220;ESRT&#8221;), an affiliate of Empire State Realty Trust, Inc., pursuant to which Scholastic SoHo agreed to sell the real property and building thereon (the &#8220;SoHo Building&#8221;) located at <span style="white-space:nowrap">555-557</span> Broadway, New York, New York 10012 (the &#8220;SoHo Property&#8221;) to ESRT for a purchase price of $386,000,000 (the &#8220;SoHo Sale-Leaseback Transaction&#8221;). Upon execution of the SoHo Purchase Agreement, ESRT paid a deposit of $38,600,000 into escrow which shall be held in accordance with the SoHo Purchase Agreement. The closing of the SoHo Sale-Leaseback Transaction is scheduled to occur on December&#160;16, 2025, subject to ESRT&#8217;s <span style="white-space:nowrap">one-time</span> right to adjourn the closing to December&#160;18, 2025. Closing is conditioned on, among other things, Scholastic SoHo&#8217;s delivery of customary sale deliverables, including tenant and general contractor estoppels. The SoHo Sale-Leaseback Transaction is not conditioned upon ESRT obtaining any form of financing. The SoHo Purchase Agreement contains customary representations, warranties and covenants. Scholastic Inc. (&#8220;Scholastic&#8221;) agreed to guarantee Scholastic SoHo&#8217;s post-closing indemnity obligations under the SoHo Purchase Agreement. </p> <p style="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Pursuant to the terms of the SoHo Purchase Agreement, upon the closing of the SoHo Sale-Leaseback Transaction, Scholastic and ESRT will enter into a lease agreement (the &#8220;SoHo Lease&#8221;), pursuant to which ESRT will lease floors six through twelve of the SoHo Building to Scholastic for an initial term of fifteen (15)&#160;years, with two (2)&#160;renewal options of ten (10)&#160;years each, and license storage space in the basement and <span style="white-space:nowrap">sub-basement</span> of the SoHo Building. The total Fixed Rent (as defined in the lease agreement) is $333,059,306.47 in the aggregate for the initial lease term. Scholastic will also be responsible for the payment of a proportionate share of increases in operating expenses, property taxes, and insurance for the SoHo Property. Pursuant to the terms of the SoHo Lease, Scholastic will have a right of first offer to lease additional premises in the SoHo Building, as well as a right of first offer to purchase the SoHo Property should ESRT intend to sell the SoHo Property to a third party. </p> <p style="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">The foregoing is a summary of the material terms of the SoHo Purchase Agreement and SoHo Lease and is qualified entirely by reference to the full text of the SoHo Purchase Agreement and SoHo Lease, copies of which are attached to this Current Report on Form <span style="white-space:nowrap">8-K</span> as Exhibit 10.1 and Exhibit 10.2, respectively. </p> <p style="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman;font-weight:bold"><span style="text-decoration:underline">Sale Leaseback of Jefferson City, Missouri Warehouse Sites </span></p> <p style="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">On December&#160;1, 2025, Scholastic entered into a Contract of Purchase and Sale (the &#8220;Jefferson City Purchase Agreement&#8221;) with FNLR Fortuna Major LLC (&#8220;FNLR&#8221;), an affiliate of Fortress Investment Group LLC, pursuant to which Scholastic agreed to sell certain real property and improvements located at 6336 Algoa Road, Jefferson City, Missouri (the &#8220;Algoa Road Property&#8221;), 2931 East McCarty Street, Jefferson City, Missouri (the &#8220;East McCarty Street Property&#8221;) and 3030 Robinson Road, Jefferson City, Missouri (the &#8220;Robinson Road Property,&#8221; and, together with the Algoa Road Property and the East McCarty Street Property, collectively, the &#8220;Jefferson City Property&#8221;) to FNLR for a total purchase price of $94,970,000 (the &#8220;Jefferson City Sale-Leaseback Transaction&#8221;). Upon execution of the Jefferson City Purchase Agreement, FNLR paid a deposit of $1,890,000 into escrow which shall be held in accordance with the Jefferson City Purchase Agreement. The closing of the Jefferson City Sale-Leaseback Transaction is scheduled to occur on or before December&#160;31, 2025, and is conditioned on, among other things, FNLR&#8217;s satisfaction with title to the Jefferson City Property following its completion of title and survey diligence, and Scholastic&#8217;s delivery of customary sale closing deliverables. The Jefferson City Sale-Leaseback Transaction is not conditioned upon FNLR obtaining any form of financing. The Jefferson City Purchase Agreement contains customary representations, warranties and covenants. </p> <p style="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Pursuant to the terms of the Jefferson City Purchase Agreement, upon the closing of the Jefferson City Sale-Leaseback Transaction, Scholastic and FNLR will enter into a lease (the &#8220;Jefferson City Lease&#8221;), pursuant to which FNLR will lease the entirety of the Jefferson City Property to Scholastic for an initial term of twenty (20)&#160;years, with two (2)&#160;renewal options of ten (10)&#160;years each. The total annual base rent under the Jefferson City Lease will be approximately $6,886,000 for the initial year of the Jefferson City Lease and will be adjusted on each anniversary of the effective date of the Jefferson City Lease by the annual change in CPI subject to a 4% cap and 1% collar. The Jefferson City Lease is a triple net lease, pursuant to which all costs, expenses, and obligations relating to the Jefferson City Property, including repair and maintenance charges, utility charges, real estate taxes or other taxes that may be imposed that relate to the Jefferson City Property, shall be paid by Scholastic. In addition, the Jefferson City Lease contains other </p>
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customary terms and provisions generally contained within leases of this type. Pursuant to the terms of the Jefferson City Lease, Scholastic will have a right of first offer to purchase the Jefferson City Property should FNLR intend to sell the Jefferson City Property to a third party. </p> <p style="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Pursuant to the terms of the Jefferson City Lease, following the closing of the Jefferson City Sale-Leaseback Transaction, Scholastic and FNLR will cooperate to cause the Robinson Road Property to be legally subdivided into two (2)&#160;parcels, such that one parcel contains the existing Scholastic warehouse and will continue to be leased pursuant to the Jefferson City Lease, and the other parcel contains approximately 22.7 acres of land with no significant buildings or improvements and will be transferred to Scholastic or an affiliate thereof. </p> <p style="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">The foregoing is a summary of the material terms of the Jefferson City Purchase Agreement and Jefferson City Lease and is qualified entirely by reference to the full text of the Jefferson City Purchase Agreement and Jefferson City Lease, copies of which are attached to this Current Report on Form <span style="white-space:nowrap">8-K</span> as Exhibit 10.3 and Exhibit 10.4, respectively. </p> <p style="font-size:18pt;margin-top:0pt;margin-bottom:0pt">&#160;</p>
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<td style="vertical-align:top;text-align:left"> <p style=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman;font-weight:bold;text-align:left">Completion of Acquisition or Disposition of Assets. </p></td></tr></table> <p style="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">The information set forth under Item 1.01 above is incorporated into this Item by reference. </p> <p style="font-size:18pt;margin-top:0pt;margin-bottom:0pt">&#160;</p>
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<td style="width:11%;vertical-align:top;text-align:left"><span style="font-weight:bold">Item&#8201;2.03</span></td>
<td style="vertical-align:top;text-align:left"> <p style=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman;font-weight:bold;text-align:left">Creation of a Direct Financial Obligation or an Obligation under an <span style="white-space:nowrap">Off-Balance</span> Sheet Arrangement of a Registrant. </p></td></tr></table> <p style="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">The information set forth under Item 1.01 above is incorporated into this Item by reference. </p> <p style="font-size:18pt;margin-top:0pt;margin-bottom:0pt">&#160;</p>
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<td style="width:11%;vertical-align:top;text-align:left"><span style="font-weight:bold">Item&#8201;9.01</span></td>
<td style="vertical-align:top;text-align:left"> <p style=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman;font-weight:bold;text-align:left">Financial Statements and Exhibits. </p></td></tr></table> <p style="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">(d) Exhibits. </p> <p style="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&#160;</p>
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<td style="vertical-align:bottom">&#160;</td>
<td style="border-bottom:1.00pt solid #000000;vertical-align:bottom;text-align:center"> <p style="margin-top:0pt; margin-bottom:1pt; font-size:8pt; font-family:Times New Roman;font-weight:bold;text-align:center">Description</p></td></tr>


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<td style="vertical-align:top"><a href="d32159dex101.htm">Contract of Purchase and Sale dated as of December&#160;1, 2025, by and between Scholastic 557 Broadway, L.L.C. and ESRT <span style="white-space:nowrap">555-557</span> Broadway, L.L.C. </a></td></tr>
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<td style="vertical-align:top"><a href="d32159dex102.htm">Form of Lease Agreement to be entered into by and between Scholastic 557 Broadway, L.L.C. and ESRT <span style="white-space:nowrap">555-557</span> Broadway, L.L.C. </a></td></tr>
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<td style="vertical-align:top"><a href="d32159dex103.htm">Contract of Purchase and Sale Agreement dated as of December&#160;1, 2025, by and between Scholastic Inc. and FNLR Fortuna Major LLC. </a></td></tr>
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<td style="vertical-align:bottom">&#160;</td>
<td style="vertical-align:top"><a href="d32159dex104.htm">Form of Lease Agreement to be entered into by and between Scholastic Inc. and FNLR Fortuna Major LLC. </a></td></tr>
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<td style="vertical-align:top;white-space:nowrap">104</td>
<td style="vertical-align:bottom">&#160;</td>
<td style="vertical-align:top">Cover Page Interactive Data File (embedded within the Inline XBRL document).</td></tr>
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<td style="width:2%;vertical-align:top;text-align:left">*</td>
<td style="vertical-align:top;text-align:left"> <p style=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman;text-align:left">Exhibits and/or schedules have been omitted pursuant to Item 601(b)(10) of Regulation <span style="white-space:nowrap">S-K.</span> The registrant hereby undertakes to furnish supplementally copies of any of the omitted exhibits and schedules upon request by the SEC; provided, however, that the registrant may request confidential treatment pursuant to Rule <span style="white-space:nowrap">24b-2</span> under the Exchange Act for any exhibits or schedules so furnished </p></td></tr></table>
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 <p style="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman;font-weight:bold;text-align:center">SIGNATURES </p> <p style="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized. </p> <p style="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&#160;</p>
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<td style="vertical-align:bottom">SCHOLASTIC CORPORATION</td></tr>
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<td style="vertical-align:bottom">Date: December 5, 2025</td>
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<td style="vertical-align:top">By:</td>
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<td style="vertical-align:bottom"> <p style="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">/s/ Chris Lick</p></td></tr>
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<td style="vertical-align:bottom"> <p style="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Chris Lick</p> <p style="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Executive Vice President, General&#160;Counsel&#160;and&#160;Secretary</p></td></tr>
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<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="right"><B>Exhibit 10.1 </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="right"><B><I>Execution Version </I></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>CONTRACT OF PURCHASE AND SALE </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>BETWEEN </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>ESRT <FONT
STYLE="white-space:nowrap">555-557</FONT> BROADWAY, L.L.C., PURCHASER </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>AND </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>SCHOLASTIC 557 BROADWAY, LLC, SELLER </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>DECEMBER&nbsp;1, 2025 </B></P>
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<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">1.&#8195;&#8194;&#8201;Purchase and Sale</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">2</TD>
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<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">2.&#8195;&#8194;&#8201;Purchase Price</P></TD>
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<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">2</TD>
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<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">3.&#8195;&#8194;&#8201;Payment of Purchase Price</P></TD>
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<TD VALIGN="bottom" ALIGN="right">2</TD>
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<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">3.1&#8195;&#8201;Deposit</P></TD>
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<TD VALIGN="bottom" ALIGN="right">2</TD>
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<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">3.2&#8195;&#8201;Independent Consideration</P></TD>
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<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">3.3&#8195;&#8201;Closing Payment</P></TD>
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<TD VALIGN="bottom" ALIGN="right">2</TD>
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<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">4.&#8195;&#8194;&#8201;Title Matters; Due Diligence Review; Estoppel Certificates;<B>
</B>Conditions Precedent</P></TD>
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<TD VALIGN="bottom" ALIGN="right">3</TD>
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<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-2.00em; font-size:10pt; font-family:Times New Roman">4.1&#8194;&#8201;Title Matters</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">3</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-2.00em; font-size:10pt; font-family:Times New Roman">4.2&#8194;&#8201;Due Diligence Review Completed</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">7</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-2.00em; font-size:10pt; font-family:Times New Roman">4.3&#8194;&#8201;Tenant Estoppel Certificates</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">10</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-2.00em; font-size:10pt; font-family:Times New Roman">4.4&#8194;&#8201;Conditions Precedent to Obligations of Purchaser; No Financing
Contingency</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">12</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-2.00em; font-size:10pt; font-family:Times New Roman">4.5&#8194;&#8201;Conditions Precedent to Obligations of Seller</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">12</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">5.&#8195;&#8194;&#8201;Closing</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">13</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">5.1&#8195;&#8201;Seller Deliveries</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">13</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">5.2&#8195;&#8201;Purchaser Deliveries</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">16</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">5.3&#8195;&#8201;Closing Costs</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">16</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">5.4&#8195;&#8201;Prorations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">6.&#8195;&#8194;&#8201;Condemnation or Destruction of Real Property</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">20</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">7.&#8195;&#8194;&#8201;Representations, Warranties and Covenants</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">21</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">7.1&#8195;&#8201;Representations, Warranties and Covenants of Seller</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">21</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">7.2&#8195;&#8201;Interim Covenants of Seller</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">27</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">7.3&#8195;&#8201;Representations, Warranties and Covenants of Purchaser</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">29</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">8.&#8195;&#8194;&#8201;Indemnification and Release</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">30</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">8.1&#8195;&#8201;Indemnification by Purchaser</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">30</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">8.2&#8195;&#8201;Release</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">31</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">8.3&#8195;&#8201;Survival</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">31</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">9.&#8195;&#8194;&#8201;Remedies For Default and Disposition of the Deposit</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">31</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">9.1&#8195;&#8201;Seller Defaults</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">31</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">9.2&#8195;&#8201;Purchaser Defaults</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">32</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">9.3&#8195;&#8201;Disposition of Deposit</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">33</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">9.4&#8195;&#8201;Survival</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">33</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR></TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">(i) </P>

</DIV></Center>


<p style="margin-top:1em; margin-bottom:0em; page-break-before:always"> </p>
<HR SIZE="3" style="COLOR:#999999" WIDTH="100%" ALIGN="CENTER">

<Center><DIV STYLE="width:8.5in" align="left">

<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="100%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" ALIGN="center">


<TR>

<TD WIDTH="97%"></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD></TD>
<TD></TD>
<TD></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>

<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">10.&#8195;&#8201;Post-Closing Obligations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">33</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">10.1&#8194;&#8201;Convene Landlord Work</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">33</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">10.2&#8194;&#8201;Other Work</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">38</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">10.3&#8194;&#8201;Intentionally Omitted</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">39</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">10.3&#8194;&#8201;Expedited Arbitration</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">39</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.&#8195;&#8201;Miscellaneous</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">40</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.1&#8194;&#8201;Brokers</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">40</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.2&#8194;&#8201;Limitation of Liability</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">40</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.3&#8194;&#8201;Exhibits; Entire Agreement; Modification</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">41</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.4&#8194;&#8201;Business Days</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">41</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.5&#8194;&#8201;Interpretation</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">41</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.6&#8194;&#8201;Governing Law; Venue</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">41</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.7&#8194;&#8201;Construction</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">41</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.8&#8194;&#8201;Successors and Assigns</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">41</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.9&#8194;&#8201;Notices</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">42</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.10&#8201;Third Parties</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">44</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.11&#8201;Legal Costs</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">44</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.12&#8201;Counterparts</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">44</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.13&#8201;Effectiveness</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">44</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.14&#8201;No Implied Waivers</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">45</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.15&#8201;Discharge of Seller&#8217;s Obligations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">45</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.16&#8201;No Recordation</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">45</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.17&#8201;Unenforceability</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">45</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.18&#8201;Waiver of Trial by Jury</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">45</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.19&#8201;Disclosure</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">45</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.20&#8201;Designation of Reporting Person</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">46</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.21&#8201;Tax Reduction Proceedings</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">46</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.22&#8201;Press Releases</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">47</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.23&#8201;No Offer</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">47</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">11.24&#8201;Survival</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom" ALIGN="right">47</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
</TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">(ii) </P>

</DIV></Center>


<p style="margin-top:1em; margin-bottom:0em; page-break-before:always"> </p>
<HR SIZE="3" style="COLOR:#999999" WIDTH="100%" ALIGN="CENTER">

<Center><DIV STYLE="width:8.5in" align="left">

<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="100%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" ALIGN="center">


<TR>

<TD WIDTH="11%"></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD WIDTH="1%"></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD WIDTH="86%"></TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="5"><U>EXHIBITS</U></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="13"></TD>
<TD HEIGHT="13" COLSPAN="2"></TD>
<TD HEIGHT="13" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit A</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Land</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit B</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Effective Date Unpermitted Exceptions</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit C</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Intentionally Omitted</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit D</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Tenant Estoppel Certificate</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit E</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Seller Estoppel Certificate</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit F</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Deed</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit G</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Assignment and Assumption of Leases and Contracts</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit H</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Bill of Sale and General Assignment</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit I</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Certification of <FONT STYLE="white-space:nowrap">Non-Foreign</FONT> Status</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit J</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Form of Tenant Notice</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit K</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Form of Vendor Notice</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit L</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Form of Owner&#8217;s Title Certificate</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit M</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Included Personal Property</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit N</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Lease Exhibit</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"><FONT STYLE="white-space:nowrap">Exhibit&nbsp;O-1&#8195;</FONT></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Leasing Commission Agreements</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit <FONT STYLE="white-space:nowrap">O-2</FONT></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Construction Contracts</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit <FONT STYLE="white-space:nowrap">O-3</FONT></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Construction Consultant Agreements</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit P</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Escrow Agreement</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit Q</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Form of Scholastic Lease</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit R</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Seller Leasing Costs</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit S</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Open Violations/Permits</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit T</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Fresh Air Fan Work Scope</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit U</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Form of Assignment and Assumption of Construction Contracts</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit V</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Form of General Contractor Estoppel Certificate</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit W</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Seller Insurance Coverage</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit X</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">-</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Tax Certiorari Proceedings</TD></TR>
</TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">(iii) </P>

</DIV></Center>


<p style="margin-top:1em; margin-bottom:0em; page-break-before:always"> </p>
<HR SIZE="3" style="COLOR:#999999" WIDTH="100%" ALIGN="CENTER">

<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>CONTRACT OF PURCHASE AND SALE </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">THIS CONTRACT OF PURCHASE AND SALE (this &#8220;<B>Agreement</B>&#8221;) is made and entered into as of the 1<SUP
STYLE="font-size:75%; vertical-align:top">st</SUP> day of December, 2025 (the &#8220;<B>Effective Date</B>&#8221;), by and between SCHOLASTIC 557 BROADWAY, LLC, a Delaware limited liability company, having an address at 557 Broadway, New York, New
York 10012 (&#8220;<B>Seller</B>&#8221;) and ESRT <FONT STYLE="white-space:nowrap">555-557</FONT> BROADWAY, L.L.C., a Delaware limited liability company, having an address at c/o ESRT Management, L.L.C., 111 West 33<SUP
STYLE="font-size:75%; vertical-align:top">rd</SUP> Street, New York, New York 10120 (&#8220;<B>Purchaser</B>&#8221;). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>W I T N E S S E T
H: </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">A. Seller shall sell to Purchaser, and Purchaser shall purchase from Seller, at the price and upon the terms and conditions set
forth in this Agreement, (a)&nbsp;that certain parcel of land commonly known as <FONT STYLE="white-space:nowrap">555-557</FONT> Broadway, New York, New York, also known as Block 498 Lots 9 and 11 on the Tax Map for the Borough of Manhattan, and more
particularly described on <U>Exhibit</U><U></U><U>&nbsp;A</U> attached hereto (the &#8220;<B>Land</B>&#8221;), (b) the buildings, improvements, and structures located upon the Land (collectively, the &#8220;<B>Improvements</B>&#8221;), (c) all other
easements and rights appurtenant to the Land, if any (collectively, the &#8220;<B>Appurtenant Rights</B>&#8221;, and together with the Land and the Improvements, the &#8220;<B>Real Property</B>&#8221;), (d) all right, title and interest of Seller
in, to and under the Leases (as hereinafter defined), and, to the extent assignable, the Assumed Contracts (as hereinafter defined), (e) to the extent assignable, all right, title, and interest of Seller in, to and under the Assumed Construction
Contracts (as hereinafter defined) and Assumed Consultant Agreements (as hereinafter defined), (f) all right, title and interest of Seller, if any, in and to the fixtures and equipment owned by Seller and, located on, and used exclusively in
connection with, the operation of the Improvements on the Real Property in Seller&#8217;s capacity as &#8220;owner&#8221; of the Real Property as opposed to in connection with Seller&#8217;s operation of its business at the Real Property and the
tangible personal property set forth on <U>Exhibit M</U> attached hereto (collectively, the &#8220;<B>Personal Property</B>&#8221;), but, for the avoidance of doubt, specifically excluding from the Personal Property (1)&nbsp;any items that the
Scholastic Lease (as hereinafter defined) specifically provides is the property of Scholastic Inc. (&#8220;<B>Scholastic</B>&#8221;) as the tenant thereunder, and (2)&nbsp;proprietary computer software, systems and equipment and related licenses
used in connection with the operation or management of the Property by Seller (clauses (1)&nbsp;and (2), collectively, the &#8220;<B>Excluded Property</B>&#8221;)<I>,</I><B><I> </I></B>and (g)&nbsp;to the extent assignable without consent or payment
of any kind, all right, title and interest of Seller in, to and under any governmental permits, licenses and approvals, warranties and guarantees that Seller has received in connection with any work or services performed with respect to, or
equipment installed in, the Improvements (collectively, the &#8220;<B>Intangible Property</B>&#8221;, and together with the Real Property, the Leases, the Assumed Contracts, the Assumed Construction Contracts, the Assumed Consultant Agreements, and
the Personal Property, collectively, the &#8220;<B>Property</B>&#8221;). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">B. Purchaser acknowledges that the Property is being sold on an
&#8220;AS IS&#8221; &#8220;WHERE IS&#8221; and &#8220;WITH ALL FAULTS&#8221; basis on the terms and conditions hereinafter set forth. </P>
</DIV></Center>


<p style="margin-top:1em; margin-bottom:0em; page-break-before:always"> </p>
<HR SIZE="3" style="COLOR:#999999" WIDTH="100%" ALIGN="CENTER">

<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">NOW, THEREFORE, for $10.00 in hand paid and for other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as follows: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">1. <U>Purchase and Sale</U>. Upon the terms and
conditions hereinafter set forth, Seller shall sell to Purchaser, and Purchaser shall purchase from Seller, the Property. Seller and Purchaser acknowledge and agree that the value of the Personal Property that is included in the Transaction (as
hereinafter defined) is de minimis, and no part of the Purchase Price (defined below) is allocable thereto. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">2. <U>Purchase Price</U>. The purchase price
(the &#8220;<B>Purchase Price</B>&#8221;) for the Property shall be the sum of Three Hundred <FONT STYLE="white-space:nowrap">Eighty-Six</FONT> Million and 00/100 Dollars ($386,000,000.00). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">3. <U>Payment of Purchase Price</U>. The Purchase Price shall be paid to Seller by Purchaser as follows: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">3.1 <U>Deposit</U>. Within one (1)&nbsp;Business Day (as hereinafter defined) after the Effective Date, Purchaser shall deposit with Chicago
Title Insurance Company, 711 Third Avenue, 8<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor, New York, New York 10017, Attention: Nigel Drepaul (in its capacity as escrow agent, &#8220;<B>Escrowee</B>&#8221;), by wire transfer of
immediately available federal funds to an account designated by Escrowee, the sum of Thirty-Eight Million Six Hundred Thousand and 00/100 Dollars ($38,600,000.00) (together with all interest thereon, but excluding the Independent Consideration (as
hereinafter defined), the &#8220;<B>Deposit</B>&#8221;), which Deposit shall be held by Escrowee pursuant to the escrow agreement (the &#8220;<B>Escrow Agreement</B>&#8221;) attached hereto as <U>Exhibit</U><U></U><U>&nbsp;P</U>. If Purchaser shall
fail to deposit the Deposit with Escrowee within one (1)&nbsp;Business Day after the Effective Date, then at Seller&#8217;s election, this Agreement shall be null, void <I>ab initio</I> and of no force or effect. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">3.2 <U>Independent Consideration</U>. A portion of the amount deposited by Purchaser pursuant to Section&nbsp;3.1, in the amount of One
Thousand Dollars ($1,000) (the &#8220;<B>Independent Consideration</B>&#8221;) shall be earned by Seller upon execution and delivery of this Agreement by Seller and Purchaser. Seller and Purchaser hereby mutually acknowledge and agree that the
Independent Consideration represents adequate bargained for consideration for Seller&#8217;s execution and delivery of this Agreement and Purchaser&#8217;s right to have inspected the Property pursuant to the terms of this Agreement. The Independent
Consideration is in addition to and independent of any other consideration or payment provided for in this Agreement and is nonrefundable in all events. Upon the Closing (as hereinafter defined) or the termination of this Agreement, the Independent
Consideration shall be paid to Seller. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">3.3 <U>Closing Payment</U>. The Purchase Price, as adjusted by the application of the Deposit and
by the prorations and credits specified herein, shall be paid by Purchaser, by wire transfer of immediately available federal funds to Escrowee in accordance with the provisions of Section&nbsp;5 of this Agreement, to be disbursed by Escrowee to an
account or accounts designated in writing by Seller upon consummation of the Transaction on the Closing Date (as hereinafter defined) (the amount being paid under this Section&nbsp;3.3 being herein called the &#8220;<B>Closing Payment</B>&#8221;).
</P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">4. <U>Title Matters; Due Diligence Review</U><U>; Estoppel Certificates;</U><B><U> </U></B><U>Conditions
Precedent</U>. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">4.1 <U>Title Matters</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.1.1 <U>Title to the Property</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) Provided that Purchaser has satisfied all obligations of Purchaser set forth in the Title Commitment (as hereinafter defined), as a
condition to the Closing, Chicago Title Insurance Company (in its capacity as title insurer, the &#8220;<B>Title Company</B>&#8221;) shall have committed to insure Purchaser as the fee owner of the Real Property in the amount of the Purchase Price
by issuance of an owner&#8217;s title insurance policy in the standard form issued by the Title Company in the State of New York, exclusive of any endorsement thereto (the &#8220;<B>Owner</B><B>&#8217;</B><B>s Policy</B>&#8221;), subject only to the
Permitted Exceptions (as hereinafter defined). It is understood that Purchaser may request extended coverage and a number of endorsements to the Owner&#8217;s Policy, however, the issuance of such extended coverage and endorsements shall not be
conditions to Closing for Purchaser&#8217;s benefit. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) Prior to the Effective Date, each of Seller and Purchaser received from the
Title Company (i)&nbsp;a commitment for an owner&#8217;s fee title insurance policy with respect to the Real Property with an effective date of September&nbsp;18, 2025, and with Title Number CT25-01753NY (the &#8220;<B>Title Commitment</B>&#8221;)
together with copies of each of the title exceptions noted therein, and (ii)&nbsp;a survey of the Real Property prepared by Montrose Surveying Co., LLP, a surveyor registered in the State of New York, last revised on November&nbsp;7, 2025, with
Survey Number <FONT STYLE="white-space:nowrap">55359-2,</FONT> certified by said surveyor as having been prepared in accordance with the minimum detail requirements of the ALTA land survey requirements (the &#8220;<B>Survey</B>&#8221;). Purchaser
acknowledges that it has reviewed the Title Commitment and the Survey and has accepted all matters contained therein except for those matters set forth on <U>Exhibit B</U> attached hereto, which Seller has agreed to endeavor to eliminate (the
&#8220;<B>Effective Date Unpermitted Exceptions</B>&#8221;), and Purchaser hereby waives any right Purchaser may have to advance, as objections to title or as grounds for Purchaser&#8217;s refusal to close the transactions contemplated by this
Agreement (the &#8220;<B>Transaction</B>&#8221;), any exception(s) to title to the Real Property or other item or matter related to the Real Property appearing as of the Effective Date in the Title Commitment or Survey and that such exception(s)
other than the Effective Date Unpermitted Exceptions are deemed Permitted Exceptions; provided, however, that Purchaser shall have the right to object to such exceptions(s) to title to the Real Property or other item or matter related to the Real
Property other than the Permitted Exceptions (such exception(s) being herein called, collectively, the &#8220;<B>Unpermitted Exceptions</B>&#8221;), subject to which Purchaser is unwilling to accept title, (i)&nbsp;first raised by the Title Company
or first shown on an update to the Survey, as the case may be, subsequent to the Effective Date, and (ii)&nbsp;with respect to which Purchaser provides to Seller a written notice (each, a &#8220;<B>Title Objection Notice</B>&#8221;) therefor within
five (5)&nbsp;days after the Title Company notifies Purchaser of such Unpermitted Exception or the Survey is updated to show such Unpermitted Exception, as the case may be. Seller shall notify Purchaser, in writing, within seven (7)&nbsp;days after
receipt by Seller of the applicable Title Objection Notice, whether or not it will endeavor to eliminate all or any of such Unpermitted Exceptions (&#8220;<B>Seller</B><B>&#8217;</B><B>s Title Response</B>&#8221;), and if Seller fails to deliver
Seller&#8217;s Title Response on or before such date, Seller shall be deemed to have delivered a Seller&#8217;s Title Response electing not to endeavor to eliminate any such Unpermitted Exceptions. Seller, in its sole discretion, shall have the
right, upon written notice to Purchaser prior to the then Scheduled Closing Date (as hereinafter defined), to adjourn the then Scheduled Closing Date for up to ninety (90)&nbsp;days in order to eliminate or endeavor to eliminate any Unpermitted
Exception which Seller </P>
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has agreed to eliminate under this Agreement or which Seller has agreed to endeavor to eliminate pursuant to Seller&#8217;s Title Response. Notwithstanding the foregoing or anything to the
contrary set forth in this Agreement, except as expressly set forth herein with respect to Mandatory Objections (as hereinafter defined), Seller shall not under any circumstance be required or obligated to eliminate any Unpermitted Exception
including to bring any action or proceeding, to make any payments or otherwise to incur any expense in order to eliminate any Unpermitted Exception or to arrange for title insurance insuring against enforcement of such Unpermitted Exception against,
or collection of the same out of, the Real Property, notwithstanding that Seller may have attempted to do so, or may have adjourned the then Scheduled Closing Date for such purpose; provided, however, Seller shall (i)&nbsp;satisfy any mortgage or
deed of trust placed on the Property by Seller or any affiliates of Seller (each, a &#8220;<B>Seller Affiliate</B>&#8221;) (collectively, &#8220;<B>Mortgages</B>&#8221;), and (ii)&nbsp;remove, including by payment, bonding, or otherwise (w)&nbsp;all
real estate tax liens, other than liens for taxes and assessments not yet delinquent, (x)&nbsp;unless same are consented to in writing by Purchaser, liens and encumbrances that have been voluntarily placed against the Property by Seller or a Seller
Affiliate after the Effective Date, (y)&nbsp;all mechanics&#8217; liens in a liquidated amount resulting from work at the Real Property for which Seller or a Seller Affiliate has contracted, and (z)&nbsp;all judgment liens or other monetary liens
encumbering the Property caused or created by the actions of Seller or a Seller Affiliate that are capable of being satisfied solely by the payment of a sum certain (the &#8220;<B>Other Monetary Liens</B>&#8221;, and together with the Mortgages and
the items described in this clause (ii)&nbsp;hereof, collectively, the &#8220;<B>Mandatory Objections</B>&#8221;); provided, however, that Seller shall not have the obligation to remove, and same shall not constitute a Mandatory Objection,
(I)&nbsp;Other Monetary Liens set forth in clause (ii)(z) that exceed the sum of One Hundred Thousand and 00/100 Dollars ($100,000.00) in the aggregate (i.e., together with all Other Monetary Liens set forth in clause (ii)(z), if any), or
(II)&nbsp;any of the foregoing that are the result of any act or omission of any tenant (excluding any Seller Affiliate) at the Real Property, Purchaser, or any of Purchaser&#8217;s Representatives (as hereinafter defined). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) Except as to Mandatory Objections (which Seller will be obligated to eliminate), if Seller elects in Seller&#8217;s Title Response not,
or is deemed to elect not, to eliminate all Unpermitted Exceptions noted in the Title Objection Notice, Purchaser shall have the right, as its sole remedy by delivery of written notice to Seller within five (5)&nbsp;Business Days following delivery
or deemed delivery of Seller&#8217;s Title Response, to either (i)&nbsp;terminate this Agreement by written notice delivered to Seller and Escrowee or (ii)&nbsp;accept title to the Real Property subject to such Unpermitted Exception(s) without a
reduction in, abatement of, or credit against, the Purchase Price. Except as to Mandatory Objections (which Seller will be obligated to eliminate), if Seller shall fail to eliminate all Unpermitted Exceptions that Seller elected in Seller&#8217;s
Title Response to eliminate or endeavor to eliminate and the Effective Date Unpermitted Exceptions, then Seller shall notify Purchaser, in writing, of such failure on or before the then Scheduled Closing Date (as the same may have been adjourned in
accordance with this Agreement) and Purchaser shall have the right, as its sole remedy by delivery of written notice to Seller within three (3)&nbsp;Business Days following receipt of Seller&#8217;s notice of such failure (provided that the then
Scheduled Closing Date shall be extended to the extent required to afford Purchaser the said three (3)&nbsp;Business Day period within which to make its election), to either (i)&nbsp;terminate this Agreement by written notice delivered to Seller and
Escrowee or (ii)&nbsp;accept title to the Real Property subject to such Unpermitted Exception(s) and Effective Date Unpermitted Exceptions without a reduction in, abatement of, or credit against, the Purchase Price. If Purchaser elects to terminate
this Agreement </P>
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pursuant to this Section&nbsp;4.1.1(c), (1)&nbsp;Escrowee shall return the Deposit to Purchaser, and (2)&nbsp;no party hereto shall have any further obligation under this Agreement except under
those obligations, liabilities and provisions that expressly survive the termination of this Agreement (collectively, the &#8220;<B>Surviving Obligations</B>&#8221;). The failure of Purchaser to deliver timely any written notice of election to
terminate this Agreement under this Section&nbsp;4.1.1(c) shall be conclusively deemed to be an election under the applicable clause (ii)&nbsp;above. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) With respect to the Effective Date Unpermitted Exceptions and any Unpermitted Exceptions noted in the Title Objection Notice or other
liens or encumbrances that Seller is obligated or elects to eliminate under this Agreement, Seller shall have the right (but not the obligation) to either (i)&nbsp;arrange, at Seller&#8217;s cost and expense, for affirmative title insurance or
special endorsements insuring against enforcement of such liens or encumbrances against, or collection of the same out of, the Real Property, or (ii)&nbsp;use any portion of the Purchase Price to pay and discharge the same, either by way of payment
or by alternative manner reasonably satisfactory to the Title Company, and the same shall not be deemed to be Unpermitted Exceptions or Effective Date Unpermitted Exceptions. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.1.2 <U>Permitted Exceptions to Title</U>. The Real Property shall be sold and conveyed subject to the following exceptions to title (the
&#8220;<B>Permitted Exceptions</B>&#8221;): </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) the state of facts disclosed by the Survey and any additional state of facts that any
updates to the Survey may show, provided such additional state of facts do not materially and adversely affect the present use of the Real Property; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) all matters shown on the Title Commitment that are not Effective Date Unpermitted Exceptions; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) all laws, ordinances, rules and regulations of the United States, the State of New York, or any agency, department, commission, bureau or
instrumentality of any of the foregoing having jurisdiction over the Real Property (each, a &#8220;<B>Governmental Authority</B>&#8221;), as the same may now exist or may be hereafter modified, supplemented or promulgated; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) all presently existing and future liens of real estate taxes or assessments and water rates, water meter charges, water frontage charges
and sewer taxes, rents and charges, if any, provided that such items are not yet due and payable and are apportioned as provided in this Agreement; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(e) any other matter or thing affecting title to the Real Property that Purchaser shall have agreed or be deemed to have agreed to waive as
an Unpermitted Exception, in accordance with the provisions of this Article 4; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(f) rights of the tenants, as tenants only, under a Lease
either identified in the Lease Exhibit (as hereinafter defined) or entered into after the Effective Date in accordance with the terms of this Agreement; </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(g) subject to the terms of Sections 4.1.3 and 10.2.3, all violations of laws, ordinances,
orders, requirements or regulations of any Governmental Authority applicable to the Real Property and existing on the Closing Date, whether or not noted in the records of or issued by any Governmental Authority (&#8220;<B>Violations</B>&#8221;);
</P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(h) all utility easements of record which do not interfere with or have an adverse effect on the present use of the Real Property other
than to a de minimis extent; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) liens which are the responsibility of any tenant at the Real Property to cure, correct or remove; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(j) the printed exceptions which appear in the ALTA standard form of owner&#8217;s policy of the title insurance issued by the Title Company
in the State of New York (other than those exceptions which would be removed by Seller&#8217;s delivery of the Owner&#8217;s Title Certificate (as hereinafter defined)); </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(k) right, lack of right or restricted right of any owner of the Real Property to construct and/or maintain (and the right of any
Governmental Authority to require the removal of) any vault or vaulted area, in or under the streets, sidewalks or other areas abutting the Real Property, and any applicable licensing statute, ordinance and regulation, the terms of any license
pertaining thereto and the lien of street, sidewalk or other area vault taxes, provided any such vault taxes or charges which are then due and payable are paid by Seller at Closing; and </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(l) minor variations between the tax lot lines and the description of the Land set forth on <U>Exhibit</U><U></U><U>&nbsp;A</U> attached
hereto, provided the same shall not adversely affect the present use of the Real Property other than to a de minimis extent. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">Under no
circumstance will Mandatory Objections constitute Permitted Exceptions. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.1.3 <U>Violations.</U> The Property is sold and Purchaser shall
accept same, subject to any and all Violations and any conditions which could give rise to any Violations, subject to the provisions of Section&nbsp;10.2.3 of this Agreement. Notwithstanding the foregoing, but subject to the last sentence of this
Section&nbsp;4.1.3, if any Violations arise between the Effective Date and the Closing Date, and the aggregate amount of all unpaid fines or penalties imposed by reason of such Violations as of the Closing Date does not exceed One Hundred Thousand
and 00/100 Dollars ($100,000.00) (the &#8220;<B>Violation Cap</B>&#8221;), then Seller shall pay at or prior to Closing, or provide Purchaser with a credit against the Purchase Price in the amount of, any such unpaid fines or penalties up to the
Violation Cap. If any Violations arise between the Effective Date and the Closing Date, and the amount of unpaid fines or penalties imposed by reason of such Violations as of the Closing Date exceeds the Violation Cap and Seller elects (which
election shall be made in Seller&#8217;s sole and absolute discretion) not to pay such excess above the Violation Cap, then Purchaser may, by written notice to Seller and Escrowee, by the earlier to occur of three (3)&nbsp;Business Days following
receipt of Seller&#8217;s notice of its election not to pay such excess and the then Scheduled Closing Date (provided that the then Scheduled Closing Date shall be extended to the extent required to afford Purchaser the said three (3)&nbsp;Business
Day period within which to make its election), terminate this Agreement, in which case the Deposit will be returned to Purchaser and the parties shall have no further obligations under this Agreement except for the Surviving Obligations. If
Purchaser does not timely terminate this Agreement pursuant to the immediately preceding sentence, then the parties shall proceed to Closing, and Seller shall provide </P>
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Purchaser with a credit against the Purchase Price in an amount equal to the Violation Cap. Before and after the Closing Date, Seller shall reasonably cooperate with Purchaser, at no cost or
liability to Seller, to the extent requested by Purchaser, in connection with Purchaser&#8217;s cure or removal of any Violations, the condition of which arose prior to the Closing Date; provided, however, notwithstanding the foregoing, the parties
acknowledge and agree that (i)&nbsp;in no event shall Seller be required to perform any work to cure or remove any such Violations of record, (ii)&nbsp;Seller shall not be liable for any fine, penalty or charge arising out of any Violation that is
the responsibility of any tenant at the Real Property to cure, correct or remove, and (iii)&nbsp;Seller shall not be liable for the amount of any fine, penalty or charge that first accrues from and after the Closing Date, regardless of the date on
which the Violation giving rise to such fine or penalty first occurred. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">4.2 <U>Due Diligence Review Completed</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.2.1 (a) Purchaser acknowledges that it has been provided with an opportunity to conduct due diligence examinations, reviews and inspections
of all matters pertaining to the purchase of the Property, including all leases and service contracts delivered to Purchaser, and all physical, environmental and compliance matters and conditions respecting the Property (collectively, the
&#8220;<B>Investigations</B>&#8221;). Purchaser agrees that it shall not have any <FONT STYLE="white-space:nowrap">so-called</FONT> &#8220;due diligence period&#8221; or &#8220;inspection period&#8221; under this Agreement or, except as provided in
Sections 4.1.1 and 4.1.3, any right to terminate this Agreement or obtain a reduction of the Purchase Price or condition Closing upon the result of any further diligence, examinations, reviews or inspections conducted with respect to the Property or
any findings in connection therewith (including relating to the physical condition of the Property, the operation of the Property, the suitability of the Property for development or otherwise). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) Subject to the provisions of Section&nbsp;4.1.2(a) above, from time to time before the Closing Date, Seller shall provide Purchaser and
its Purchaser&#8217;s Representatives (as such term is hereinafter defined) with reasonable access to the Property upon reasonable advance notice during normal business hours, subject to the rights of tenants under the Leases, to examine and inspect
the same, including to conduct reasonable <FONT STYLE="white-space:nowrap">non-invasive</FONT> tests, studies, investigations, and surveys; provided that Purchaser shall (i)&nbsp;promptly repair any damage to the Property resulting from any such
tests, studies, investigations, and surveys and replace, refill and regrade any holes made in, or excavations of, any portion of the Property used for same so that the Property shall be in the substantially same condition that it existed immediately
prior thereto, (ii)&nbsp;permit Seller to have a representative present during Purchaser or Purchaser&#8217;s Representatives&#8217; entry to the Property pursuant to this Section&nbsp;4.1.2(b), (iii) take all actions and implement all protections
necessary to ensure that the Purchaser&#8217;s entry to the Property and the equipment, materials, and substances generated, used or brought onto the Property in connection therewith, pose no threat to the safety or health of persons or the
environment, and cause no damage to the Property or other property of Seller or other persons; (iv)&nbsp;not permit any activities undertaken by Purchaser or any of the Purchaser&#8217;s Representatives to result in any liens, judgments or other
encumbrances being filed or recorded against the Property, and Purchaser shall, at its sole cost and expense, promptly discharge of record any such liens or encumbrances that are so filed or recorded (including, without limitation, liens for
services, labor or materials furnished); and (v)&nbsp;prior to entering the Property pursuant to this Section&nbsp;4.1.2(b), maintain or cause to be maintained, at Purchaser&#8217;s sole cost and expense, a policy of comprehensive general public
liability and property damage insurance (A)&nbsp;with a combined single limit of not less than One Million Dollars </P>
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($1,000,000) general liability and Five Million Dollars ($5,000,000) excess umbrella liability, insuring Purchaser and Seller, as additional insured, against any injuries or damages to persons or
property that may result from or are directly related to Purchaser&#8217;s and Purchaser&#8217;s Representatives&#8217; entry into the Property prior to the Closing, and (B)&nbsp;containing a provision to the effect that the insurance provided by
Purchaser hereunder shall be primary and noncontributing with any other insurance available to Seller (it being agreed that the obligations of Purchaser pursuant to clauses (i)&nbsp;and (iv) of the foregoing sentence shall survive a termination of
this Agreement). Without limiting the foregoing, in no event shall Purchaser or any of the Purchaser&#8217;s Representatives, without the prior written consent of Seller: (x)&nbsp;make any intrusive physical testing (environmental, structural or
otherwise) at the Property (such as soil borings, water samplings or the like), (y) contact any of the tenants at the Property, and/or (z)&nbsp;contact any governmental authority having jurisdiction over the Property with respect to matters
concerning the Property, except with respect to obtaining a zoning compliance letter, certificates of occupancy and a record of any code violations. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) Purchaser shall hold harmless, indemnify and defend each of the Seller Related Parties (as such term is hereinafter defined) from and
against any and all third party claims arising out of or in connection with (i)&nbsp;acts or omissions of Purchaser and Purchaser&#8217;s Representatives in connection with Purchaser&#8217;s or Purchaser&#8217;s Representatives&#8217; access to the
Property pursuant to Section&nbsp;4.1.2(b), and (ii)&nbsp;any liens or encumbrances filed or recorded against the Property as a consequence of the Purchaser&#8217;s or Purchaser&#8217;s Representatives&#8217; access thereto (in each case, except to
the extent arising from the gross negligence or willful misconduct of Seller or any Seller Related Parties). The foregoing indemnification shall survive the Closing or the termination of this Agreement. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.2.2 <U>Property Information and Confidentiality</U>. Subject to the provisions of Section&nbsp;11.22 hereof, all Information (as hereinafter
defined) provided to or obtained by Purchaser, whether prior to or after the date hereof, shall be subject to the following terms and conditions: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) Any Information provided or to be provided with respect to the Property is solely for the convenience of Purchaser and was or will be
obtained from a variety of sources. None of Seller or any agent, advisor, representative, affiliate, employee, director, officer, partner, member, beneficiary, investor, servant, shareholder, trustee or other person or entity (each, a
&#8220;<B>Person</B>&#8221;) acting on Seller&#8217;s behalf or otherwise related to or affiliated with Seller (including Seller, collectively, the &#8220;<B>Seller Related Parties</B>&#8221;) has made any independent investigation or verification
of such information and, except as expressly set forth in this Agreement, makes no (and expressly disclaims all) representations and warranties as to the truth, accuracy or completeness of the Information, or any other studies, documents, reports or
other information provided to Purchaser hereunder and expressly disclaims any implied representations as to any matter disclosed or omitted. None of the Seller Related Parties shall be liable for any mistakes, omissions, misrepresentations or any
failure to investigate the Property nor shall any of the Seller Related Parties be bound in any manner by any verbal or written statements, representations, appraisals, environmental assessment reports, or other information pertaining to the
Property or the operation thereof, except as expressly set forth in this Agreement. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) Purchaser agrees that neither Purchaser nor any of the Purchaser&#8217;s
Representatives shall, at any time or in any manner, either directly or indirectly, divulge, disclose or communicate to any Person, the Information, or any other knowledge or information acquired by Purchaser or any of the Purchaser&#8217;s
Representatives from any of the Seller Related Parties or by Purchaser&#8217;s own inspections and investigations, other than matters that were in or become part of the public domain (other than as a result of a breach of this Agreement by Purchaser
or Purchaser&#8217;s Representatives). Without Seller&#8217;s prior written consent, Purchaser shall not disclose and Purchaser shall direct each of the Purchaser&#8217;s Representatives not to disclose to any Person, any of the terms, conditions or
other facts concerning a potential purchase of the Property by Purchaser, including the status of negotiations. Notwithstanding the foregoing, Purchaser may disclose such of the Information and its other reports, studies, documents and other matters
generated by it and the terms of this Agreement (i)&nbsp;as required by law or court order (provided prior written notice of such disclosure shall be provided to Seller) and (ii)&nbsp;as Purchaser deems necessary or desirable to any of the
Purchaser&#8217;s Representatives in connection with Purchaser&#8217;s Investigations and the Transaction, provided that those to whom such Information is disclosed are informed of the confidential nature thereof and agree(s) to keep the same
confidential in accordance with the terms and conditions hereof. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) Purchaser shall, and shall cause each of the Purchaser&#8217;s
Representatives to, use reasonable care to maintain in good condition all of the Information furnished or made available to such Person in accordance with this Section&nbsp;4.2.2. If this Agreement is terminated, then Purchaser shall, and shall
cause each of the Purchaser&#8217;s Representatives to, promptly deliver to Seller all originals and copies of the Information in the possession of such Person, and to expunge and delete any of the Information maintained on any word processing or
computer system or in any other electronic form to the extent practicable. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) As used in this Agreement, the term
&#8220;<B>Information</B>&#8221; shall mean any of the following: (i)&nbsp;all information and documents in any way relating to the Property, the operation thereof or the sale thereof, including this Agreement (including all exhibits and schedules
attached hereto), all leases and contracts furnished to, or otherwise made available (including in any electronic data room established by or on behalf of Seller) for review by, Purchaser, its affiliates or their respective directors, officers,
employees, affiliates, partners, members, brokers, agents or other representatives, including attorneys, accountants, contractors, consultants, engineers, financial advisors, and potential investors and mortgagees (collectively, the
&#8220;<B>Purchaser&#8217;s Representatives</B>&#8221;), by any of the Seller Related Parties or any of their agents or representatives, including their contractors, engineers, attorneys, accountants, consultants, or brokers, and (ii)&nbsp;all
analyses, compilations, data, studies, reports or other information or documents prepared or obtained by Purchaser or any of the Purchaser&#8217;s Representatives containing or based on, in whole or in part, the information or documents described in
the preceding clause (i), the Investigations, or otherwise reflecting their review or investigation of the Property. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(e) Purchaser shall
indemnify and hold harmless each of the Seller Related Parties from and against any and all claims, demands, causes of action, losses, direct and actual damages, liabilities, costs and expenses (including attorneys&#8217; fees and disbursements)
(collectively, &#8220;<B>Claims</B>&#8221;) suffered or incurred by any of the Seller Related Parties and arising out of or in connection with a breach by Purchaser or any of the Purchaser&#8217;s Representatives of the provisions of this
Section&nbsp;4.2.2. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(f) In addition to any other remedies available to Seller, Seller shall have the right to
seek equitable relief, including injunctive relief and/or specific performance, against Purchaser or any of the Purchaser&#8217;s Representatives in order to enforce the provisions of this Section&nbsp;4.2.2. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(g) The provisions of this Section&nbsp;4.2.2 shall survive a termination of this Agreement. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.2.3 <U>Service Contracts</U>. Seller shall deliver notices of termination to vendors under all existing maintenance, service and supply
contracts, and equipment leases with respect to the Property (the &#8220;<B>Service Contracts</B>&#8221;), terminating such Service Contracts effective on or before the Closing Date. Seller shall pay any fee, premium, penalty or other form of early
termination compensation or outstanding payments due under the Service Contracts through the termination date thereof. Purchaser understands and agrees that (a)&nbsp;from and after Closing Purchaser shall be responsible for those obligations of
Seller that survive a termination and/or the expiration of the term of those certain leasing commission agreements set forth on <U>Exhibit <FONT STYLE="white-space:nowrap">O-1</FONT></U> attached hereto (the &#8220;<B>Leasing Commission
Agreements</B>&#8221;), which obligations are more particularly described on <U>Exhibit <FONT STYLE="white-space:nowrap">O-1</FONT></U> and in Section&nbsp;5.4.3 (collectively, the &#8220;<B>Leasing Commission Obligations</B>&#8221;), and
(b)&nbsp;at Closing Purchaser shall assume the obligations of Seller under any contracts that were entered into after the Effective Date in accordance with the express terms of this Agreement (each, an &#8220;<B>Assumed Contract</B>&#8221;).
Notwithstanding anything contained in this Section&nbsp;4.2.3 to the contrary, Seller shall terminate any existing property management agreement with respect to the Property and any leasing or commission agreements, effective on or before the
Closing Date. Purchaser&#8217;s obligations with respect to the Leasing Commission Obligations shall survive the Closing. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">4.3 <U>Tenant
Estoppel </U><U>Certificates</U>. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.3.1 Receipt of estoppel certificates (each, a &#8220;<B>Tenant Estoppel Certificate</B>&#8221;, and
collectively, the &#8220;<B>Tenant Estoppel Certificates</B>&#8221;) from the tenants at the Real Property as of the Effective Date, each meeting the Estoppel Requirements (as defined in the following sentence) shall, subject to the terms of
Section&nbsp;7.2.3(b), be a condition precedent to Purchaser&#8217;s obligation to purchase the Property hereunder. For the purposes of this Agreement, the term &#8220;<B>Estoppel Requirements</B>&#8221; shall mean, with respect to any Tenant
Estoppel Certificate, that such Tenant Estoppel Certificate: (i)&nbsp;is in the form required pursuant to the provisions below in this Section&nbsp;4.3; (ii) is dated not more than forty-five (45)&nbsp;days<B> </B>prior to the Closing Date;
(iii)&nbsp;does not set forth any fact or statement materially inconsistent with the applicable Lease, and (iv)&nbsp;subject to the terms of Sections 10.1.2 and 10.2.4, does not indicate any alleged material default on the part of Seller or the
tenant under the applicable Lease or a material offset against rentals due and owing under the applicable Lease. Modifications by a tenant to the form of Tenant Estoppel Certificate shall nevertheless be deemed to meet the Estoppel Requirements if
such modifications (i)&nbsp;are <FONT STYLE="white-space:nowrap">non-material,</FONT> (ii)&nbsp;note items which constitute Permitted Exceptions, items which Seller agrees or is obligated, in accordance with this Agreement, to discharge before the
Closing at Seller&#8217;s cost, or, subject to Purchaser&#8217;s approval (not to be unreasonably withheld), items which Seller agrees to give a credit to Purchaser at the Closing, (iii)&nbsp;conform such certificate to the applicable Lease or other
information delivered to Purchaser prior to the Effective Date, (iv)&nbsp;reference a general condition statement such as &#8220;we reserve all rights&#8221; (or words of similar import), provided that such statement does not invalidate the other
Estoppel Requirements, or (v)&nbsp;limit tenant&#8217;s statements &#8220;to tenant&#8217;s knowledge&#8221; (or words of similar import). </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.3.2 Seller shall use commercially reasonable efforts (and, as used in this Agreement,
commercially reasonable efforts shall not be deemed to include any obligation to institute legal proceedings or deliver notices of default or to expend any monies (other than de minimis amounts)) to obtain such Tenant Estoppel Certificates, which
certificates shall, subject to the further provisions of this Section, be substantially in the form (or containing substantially similar certifications as contained in the form) attached hereto as <U>Exhibit</U><U></U><U>&nbsp;D</U> (or if Seller,
after attempting to obtain certificates in such form, is unable to obtain the same, then in the form, if any, prescribed in the applicable Lease) or, as to any of the tenants that is a national or regional tenant, on such tenant&#8217;s standard
form, but in each case, the form shall be modified to make the statements contained therein factually correct. Notwithstanding anything to the contrary contained in this Agreement, a tenant shall not be required to make any certifications not
specifically enumerated in the applicable Lease estoppel requirements even if the applicable Lease requires the tenant to certify to any additional items &#8220;reasonably requested&#8221;. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.3.3 Purchaser acknowledges receipt from Seller, prior to the Effective Date, of copies of the Tenant Estoppel Certificates, on the form
required hereunder, with all blank spaces completed, which completed Tenant Estoppel Certificates were approved by Purchaser prior to their delivery by Seller to tenants under the Leases. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.3.4 Notwithstanding anything contained in this Section&nbsp;4.3 to the contrary, if Purchaser fails to object in writing to any Tenant
Estoppel Certificate received from a tenant, or to modifications to a Tenant Estoppel Certificate made by a tenant, within two (2)&nbsp;Business Days after a copy of such certificate has been delivered to Purchaser (including delivery by email to
(a)&nbsp;Susanne J. Lieu, <U>slieu@esrtreit.com</U>, (b)&nbsp;Ryan Kass, <U>rkass@esrtreit.com</U>, and (c)&nbsp;Max Bartmann, <U>mbartmann@esrtreit.com</U>), Purchaser shall be deemed to have approved the same. For the purposes of
Section&nbsp;4.3.3 and this Section&nbsp;4.3.4, any objection by Purchaser to any completed Tenant Estoppel Certificates or modifications to a Tenant Estoppel Certificate made by a tenant may be delivered to Seller by email to (x)&nbsp;Jonathan
Feldberg, <U>JFeldberg@Scholastic.com</U>, (y)&nbsp;Trevor Adler, Esq., <U>trevor.adler@hoganlovells.com</U>, and (z)&nbsp;Elizabeth Akerman, Esq., <U>elizabeth.akerman@hoganlovells.com</U>, notwithstanding any provisions to the contrary set forth
in Section&nbsp;11.9 of this Agreement. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.3.5 Notwithstanding anything contained in this Agreement to the contrary, in the event Seller
is unable to obtain a Tenant Estoppel Certificate from any particular tenant under any of the Leases, Seller shall have the right (but not the obligation) to deliver to Purchaser, on the Closing Date, a certificate (a &#8220;<B>Seller Estoppel
Certificate</B>&#8221;) in the form attached hereto as <U>Exhibit</U><U></U><U>&nbsp;E</U> but modified to make the statements contained therein factually correct, executed by Seller, and in such event, Seller shall be deemed to have delivered a
Tenant Estoppel Certificate with respect to such tenant for purposes of satisfying the condition under this Section&nbsp;4.3 (but in no event shall Seller have the right to deliver a Seller Estoppel Certificate for the Capital One Lease, the Convene
Lease, or the Sephora Lease (as such terms are defined on the Lease Exhibit)). In addition, Seller shall be released from any liability with respect to such Seller Estoppel Certificate upon the sooner to occur of (i)&nbsp;one hundred eighty
(180)&nbsp;days<B> </B>following the Closing Date and (ii)&nbsp;the date of delivery to Purchaser of a Tenant Estoppel Certificate executed by the tenant for which Seller has delivered such Seller Estoppel Certificate. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.3.6 If prior to the then Scheduled Closing Date, Tenant Estoppel Certificates sufficient
to satisfy the condition precedent to Purchaser&#8217;s obligation to purchase the Property described in this Section&nbsp;4.3 are not received, Seller may postpone the Closing for a maximum of thirty (30)&nbsp;days beyond the then Scheduled Closing
Date to allow Seller additional time in order to obtain Tenant Estoppel Certificates sufficient to satisfy such condition precedent. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">4.4
<U>Conditions Precedent to Obligations of Purchaser; No Financing Contingency</U>. The obligation of Purchaser to consummate the Transaction shall be subject to the performance and observance, in all material respects, by Seller of all covenants,
warranties and agreements of this Agreement to be performed or observed by Seller prior to or on the Closing Date and the fulfillment on or before the Closing Date of all other conditions precedent to Closing benefiting Purchaser specifically
enumerated in this Agreement, any or all of which may be waived by Purchaser in its sole discretion. Notwithstanding anything to the contrary contained herein, Purchaser acknowledges and agrees that, while Purchaser may at its own risk attempt to
obtain financing with regard to its acquisition of the Property, (i)&nbsp;Purchaser&#8217;s obtaining, or ability to obtain, financing for its acquisition of the Property is in no way a condition to Purchaser&#8217;s performance of its obligations
under this Agreement, (ii)&nbsp;Purchaser&#8217;s performance of its obligations under this Agreement is in no way dependent or conditioned upon the availability of any financing whether generally in the marketplace or specifically in favor of
Purchaser, and (iii)&nbsp;in no event shall the Closing be delayed on account of Purchaser&#8217;s obtaining, or ability to obtain, financing. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">4.5 <U>Conditions Precedent to Obligations of Seller</U>. The obligation of Seller to consummate the Transaction shall be subject to the
performance and observance, in all material respects, by Purchaser of all covenants, warranties and agreements of this Agreement to be performed or observed by Purchaser prior to or on the Closing Date and the fulfillment on or before the Closing
Date of all other conditions precedent to Closing benefiting Seller specifically enumerated in this Agreement, any or all of which may be waived by Seller in its sole discretion. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">4.6 <U>General Contractor Estoppel Certificates.</U> </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.6.1 Seller shall obtain a written certification (each a &#8220;<B>GC Estoppel Certificate</B>&#8221;) from each contractor under an Assumed
Construction Contract, as applicable, setting forth (i)&nbsp;that a true, complete copy of the Assumed Construction Contract is attached or described in such GC Estoppel Certificate, (ii)&nbsp;that, to such contractor&#8217;s knowledge, Seller is
not in default under said Assumed Construction Contract and would not, but for notice or the passage of time, be in default, and (iii)&nbsp;the contracted amount payable by Seller under said Assumed Construction Contract and the remaining
outstanding balance thereof, which GC Estoppel Certificates shall be dated a date that is no earlier than ten (10)&nbsp;Business Days prior to the Scheduled Closing Date (as the same may have been adjourned in accordance with this Agreement but
excluding any extensions by which Purchaser adjourns the Scheduled Closing Date pursuant to Section&nbsp;5 hereof); provided, however, that a written certification from the applicable contractor shall constitute an acceptable GC Estoppel Certificate
notwithstanding the following: (A)&nbsp;the inclusion of any knowledge or similar qualifications, (B)&nbsp;the inclusion of a general conditional statement such as &#8220;we reserve all rights&#8221;, and/or (C)&nbsp;the contractor has substituted
its own form of estoppel, so long as the contractor&#8217;s form contains substantially the same information as in the GC Estoppel Certificate. Purchaser hereby acknowledges and agrees that delivery by Seller to Purchaser of GC Estoppel Certificates
in substantially the form attached hereto as <U>Exhibit V</U> shall satisfy the condition to Closing set forth in this Section&nbsp;4.6. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.6.2 If, prior to the then Scheduled Closing Date, a GC Estoppel Certificate has not been
received with respect to any Assumed Construction Contract, then (x)&nbsp;Seller may postpone the Closing for a maximum of thirty (30)&nbsp;days beyond the then Scheduled Closing Date to allow Seller additional time in order to obtain the GC
Estoppel Certificates, or (y)&nbsp;Seller may deliver to Purchaser a sworn affidavit (an &#8220;<B><U>Owner</U></B><B><U>&#8217;</U></B><B><U>s Affidavit</U></B>&#8221;) with respect to any such Assumed Construction Contract certifying (i)&nbsp;that
Seller is not in default of its obligations under such Assumed Construction Contract, and (ii)&nbsp;the remaining outstanding balance thereof. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">5.
<U>Closing</U>. The closing (the &#8220;<B>Closing</B>&#8221;) of the Transaction shall occur on December&nbsp;16, 2025 (the &#8220;<B>Scheduled Closing Date</B>&#8221;) (as the same may be extended as expressly provided herein), <B>TIME BEING OF
THE ESSENCE </B>with respect to Purchaser&#8217;s obligation to close on such date, at the offices of Escrowee through an escrow and pursuant to escrow instructions consistent with the terms of this Agreement and otherwise mutually satisfactory to
Seller and Purchaser<B> </B>(the date on which the Closing shall occur being herein referred to as the &#8220;<B>Closing Date</B>&#8221;). Purchaser shall have the <FONT STYLE="white-space:nowrap">one-time</FONT> right to adjourn the Scheduled
Closing Date to December&nbsp;18, 2025 by delivering a notice to Seller no later than 5:00 p.m. (Eastern Time) on December&nbsp;12, 2025 adjourning the Scheduled Closing Date, which notice may be delivered by electronic mail to Seller to Jonathan
Feldberg, <U>JFeldberg@Scholastic.com</U>, with copies to Trevor Adler, Esq., <U>trevor.adler@hoganlovells.com</U>, and Elizabeth Akerman, Esq., <U>elizabeth.akerman@hoganlovells.com</U>, notwithstanding any provisions to the contrary set forth in
Section&nbsp;11.9 of this Agreement. It is contemplated that the Transaction shall be closed by means of a so called &#8220;New York Style Closing&#8221;, with the concurrent delivery of the documents of title, the commitment to deliver the
Owner&#8217;s Policy and the payment of the Purchase Price. Notwithstanding the foregoing, there shall be no requirement that Seller and Purchaser physically meet for the Closing, and all documents and funds to be delivered at the Closing shall be
delivered to Escrowee unless the parties hereto mutually agree otherwise. Seller and Purchaser also agree that disbursement of the Purchase Price, as adjusted by the prorations, shall not be conditioned upon the recording of any document, but
rather, upon the satisfaction or waiver of all conditions precedent to the Closing. The Closing shall constitute approval by each party of all matters to which such party has a right of approval and a waiver of all conditions precedent. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">5.1 <U>Seller Deliveries</U>. At or prior to the Closing, Seller shall deliver or cause to be delivered to Purchaser or to the Escrowee, as
the case may be, the following items executed and acknowledged, as appropriate, by Seller or Scholastic, as applicable: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.1 A deed (the
&#8220;<B>Deed</B>&#8221;) in the form attached hereto as <U>Exhibit</U><U></U><U>&nbsp;F</U>. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.2 An assignment and assumption of
leases and contracts (the &#8220;<B>Assignment and Assumption of Leases and Contracts</B>&#8221;), in the form attached hereto as <U>Exhibit</U><U></U><U>&nbsp;G</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.3 A bill of sale (the &#8220;<B>Bill of Sale</B>&#8221;), in the form attached hereto as Exhibit&nbsp;H. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.4 A certification of <FONT STYLE="white-space:nowrap">non-foreign</FONT> status in the
form attached hereto as <U>Exhibit</U><U></U><U>&nbsp;I</U>, and any required state certificate that is sufficient to exempt Seller from any state withholding requirement with respect to the Transaction. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.5 Unless a Lease Termination Election (as hereinafter defined) has been made, a lease to Scholastic with respect to floors <FONT
STYLE="white-space:nowrap">6-12</FONT> at the Property commencing on the Closing Date, in the form attached hereto as <U>Exhibit Q</U> (the &#8220;<B>Scholastic Lease</B>&#8221;); </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.6 All of the keys to any door or lock on the Property (other than those doors or locks in the premises to be leased by Scholastic pursuant
to the Scholastic Lease (the &#8220;<B>Scholastic Premises</B>&#8221;)), to the extent the same are in Seller&#8217;s possession or control. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.7 Originals of all Leases in effect on the Closing Date, to the extent the same are in Seller&#8217;s or Scholastic&#8217;s possession or
control, or copies thereof. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.8 Originals of all Contracts that shall remain in effect after the Closing, to the extent the same are in
Seller&#8217;s or Scholastic&#8217;s possession or control, or copies thereof </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.9 To the extent reasonably practicable for Seller to
deliver at Closing, originals or copies of tenant files and all other <FONT STYLE="white-space:nowrap">non-proprietary</FONT> documents in the possession or control of Seller relating to the ownership, operation, and management of the Property,
including all maintenance records, operating manuals, permits, licenses, approvals, plans, drawings, specifications, guaranties, warranties and books and relating to the Property (all items in Sections&nbsp;5.1.6 through 5.1.9 may be either
delivered at Closing or left at the management office at the Real Property, to the extent not previously delivered to Purchaser). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.10
All applicable transfer tax forms, if any. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.11 Such further instruments as may be reasonably required by the Title Company to record
the Deed. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.12 A notice to each of the tenants under the Leases in effect on the Closing Date (collectively, the &#8220;<B>Tenant
Notices</B>&#8221;) in the form attached hereto as <U>Exhibit</U><U></U><U>&nbsp;J</U>, advising tenants under such Leases of the sale of the Real Property to Purchaser and directing them to make all payments to Purchaser or its designee, which
Tenant Notices Purchaser shall, at Purchaser&#8217;s sole cost and expense, either mail by certified mail return receipt requested or hand-deliver to each of the tenants under such Leases. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.13 A notice to each of the vendors under the Assumed Contracts (collectively, the &#8220;<B>Vendor Notices</B>&#8221;) in the form
attached hereto as <U>Exhibit</U><U></U><U>&nbsp;K</U> or such other form as may be prescribed by the applicable Assumed Contract, advising them of the sale of the Real Property to Purchaser and the assignment to and assumption by Purchaser of
Seller&#8217;s obligations in accordance with the Assignment and Assumption of Leases and Contracts and directing them to deliver to Purchaser or its designee all future statements or invoices under the Assumed Contracts for obligations that were
assumed by Purchaser, which Vendor Notices Purchaser shall, at Purchaser&#8217;s sole cost and expense, mail by certified mail return receipt requested to each of the vendors under the Assumed Contracts. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.14 An owner&#8217;s title certificate in the form attached hereto as
<U>Exhibit</U><U></U><U>&nbsp;L</U> (the &#8220;<B>Owner&#8217;s Title Certificate</B>&#8221;). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.15 Evidence reasonably satisfactory
to the Title Company respecting the due organization of Seller and the due authorization and execution by Seller of this Agreement and the documents required to be delivered by Seller hereunder. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.16 To the extent not previously delivered, copies of the Tenant Estoppel Certificates, or Seller Estoppel Certificates, as applicable, in
accordance with the provisions of Section&nbsp;4.3 of this Agreement. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.17 A certification of Seller (a &#8220;<B>Seller Update
Certificate</B>&#8221;) dated as of the Closing Date certifying that, subject to the terms of Section&nbsp;7.2.3(b) and the updates permitted pursuant to this Section&nbsp;5.1.16, the representations and warranties of Seller set forth in
Section&nbsp;7.1.1 of this Agreement (the &#8220;<B>Seller Representations</B>&#8221;), remain true and correct in all material respects as of the Closing Date, it being agreed that Seller shall have the right to update the Seller Representations to
reflect changes in facts and circumstances arising from and after the Effective Date and prior to the Closing Date in order to make any such Seller Representation true and correct in all material respects, provided that such changes do not
(i)&nbsp;result from a breach by Seller of an express covenant of Seller contained in this Agreement, or (ii)&nbsp;result in a material adverse effect on the current value of the Property. If, subject to the updates permitted by the preceding
sentence of this Section&nbsp;5.1.17, the Seller Representations shall not remain true and correct in all material respects as of the Closing Date and Seller in unable to deliver a Seller Update Certificate making such representations true and
correct in all material respects, the same shall constitute a failure of a condition to Closing and shall not constitute a default by Seller under this Agreement, and unless Purchaser elects to waive such condition, Purchaser&#8217;s sole remedy in
connection therewith shall be to terminate this Agreement by written notice to Seller and Escrowee. If Purchaser elects to terminate this Agreement pursuant to this Section&nbsp;5.1.17, (1) Escrowee shall return the Deposit to Purchaser and
(2)&nbsp;no party hereto shall have any further obligation under this Agreement except for the Surviving Obligations. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.18 The
Assignment and Assumption of Construction Contracts (as hereinafter defined). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.19 To the extent not previously delivered, the GC
Estoppel Certificates, or Owner&#8217;s Affidavits, as applicable. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.20 Evidence of the termination, effective as of the Closing Date,
of the Leasing Commission Agreements. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.21 To the extent not previously delivered, evidence of the termination, effective as of the
Closing Date, of any property management agreements to which Seller or Scholastic is a party with respect to the Property, including the management agreement with JLL (as hereinafter defined). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.22 An AR Certificate (as hereinafter defined) in accordance with the terms and conditions of Section&nbsp;5.4.1(c). </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.23 To the extent not previously delivered to Purchaser, copies of all (i)&nbsp;payment
requisition forms, (ii)&nbsp;lien waivers, (iii)&nbsp;architect certifications, (iv)&nbsp;final approvals, sign-offs or inspection certificates, and (v) &#8220;as built&#8221; drawings required to be delivered by Capital One to Seller under
Section&nbsp;2.05 of the Capital One Lease in connection with Seller&#8217;s disbursement of the Landlord&#8217;s Contribution (as defined in the Capital One Lease). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.24 A settlement statement consistent with the provisions of this Agreement prepared by Seller and reasonably approved by Purchaser (the
&#8220;<B>Settlement Statement</B>&#8221;). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">5.2 <U>Purchaser Deliveries</U>. At or prior to the Closing, Purchaser shall deliver or cause
to be delivered to Seller or to the Escrowee, as the case may be, the following items, executed and acknowledged by Purchaser, as appropriate: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.1 The Closing Payment required to be paid in accordance with Section&nbsp;3.3. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.2 The Assignment and Assumption of Leases and Contracts. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.3 Unless a Lease Termination Election has been made, the Scholastic Lease. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.4 All applicable transfer tax forms, if any. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.5 The Assignment and Assumption of Construction Contracts. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.6 The CCR (as such term is defined in the Scholastic Lease) contemplated by Schedule II of the Scholastic Lease. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.7 The Settlement Statement. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.8 Such further instruments as may be reasonably necessary to record the Deed. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.9 Evidence reasonably satisfactory to the Title Company respecting the due organization of Purchaser and the due authorization and
execution by Purchaser of this Agreement and the documents required to be delivered by Purchaser hereunder. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">5.3 <U>Closing Costs</U>.
Seller shall pay (i)&nbsp;all state and county transfer taxes, including transfer taxes of the State of New York and of the County of New York, payable in connection with the Transaction, and (ii)&nbsp;the cost of recording any document in
connection with the removal of any Unpermitted Exceptions that Seller is required to, or has elected to, remove in accordance with this Agreement. Purchaser shall pay (a)&nbsp;the title insurance premium for the Owner&#8217;s Policy, (b)&nbsp;the
cost of any title endorsements and affirmative insurance required by Purchaser, (c)&nbsp;the cost of the Survey (or any update thereto), (d) all recording charges payable in connection with the recording of the Deed, (e)&nbsp;the cost of Escrowee,
and (f)&nbsp;all fees, costs or expenses in connection with Purchaser&#8217;s due diligence reviews. Any other closing costs shall be allocated in accordance with local custom. Except as expressly provided in the indemnities set forth in this
Agreement, Seller and Purchaser shall pay their respective legal, consulting and other professional fees and expenses incurred in connection with this Agreement and the Transaction and their respective shares of prorations as hereinafter provided.
The provisions of this Section&nbsp;5.3 shall survive the Closing or a termination of this Agreement. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">5.4 <U>Prorations and Closing Credits</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.4.1 The following provisions shall govern the adjustments and prorations that shall be made at Closing and the allocation of income and
expenses from the Property between Seller and Purchaser. Except as expressly provided in this Section&nbsp;5.4.1, all items of operating revenue and operating expenses of the Property, with respect to the period on or prior to 11:59 p.m. local time
at the Real Property on the day preceding the Closing Date (the &#8220;<B><FONT STYLE="white-space:nowrap">Cut-off</FONT> Time</B>&#8221;), shall be for the account of Seller and all items of operating revenue and operating expenses of the Property
with respect to the period from and after the <FONT STYLE="white-space:nowrap">Cut-off</FONT> Time, shall be for the account of Purchaser. Without limitation on the foregoing the following shall be prorated as of the
<FONT STYLE="white-space:nowrap">Cut-off</FONT> Time: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) All real estate taxes, water charges, sewer rents, vault charges and
assessments on the Real Property shall be prorated on the basis of the fiscal year for which assessed. In no event shall Seller be charged with or be responsible for any increase in the taxes on the Real Property resulting from the sale of the Real
Property or from any improvements made or leases entered into on or after the Closing Date. If any assessments on the Real Property are payable in installments, then the installment for the current period shall be prorated (with Purchaser assuming
the obligation to pay any installments due after the Closing Date). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) Subject to this Section&nbsp;5.4.1(b), all fixed rent and
regularly scheduled items of additional rent under the Leases, and other tenant charges if, as and when received. Seller shall provide a credit in an amount equal to all prepaid rentals for periods after the Closing Date and all refundable cash
security deposits (to the extent the foregoing were made by tenants under the Leases and are not applied or forfeited prior to the Closing Date) to Purchaser on the Closing Date. Seller shall deliver to Purchaser at Closing any tenant security
deposits which are held in the form of letters of credit and any amendments thereto (&#8220;<B>Letters of Credit</B>&#8221;), together with, if such Letters of Credit are assignable, any transfer, assignment or other documents reasonably required to
effectuate the transfer of the Letters of Credit to Purchaser; provided that the costs of effectuating such transfer(s) shall be at Purchaser&#8217;s sole cost and expense. Seller shall reasonably cooperate, at no material cost and/or expense to
Seller, with Purchaser to cause said Letters of Credit to be transferred or <FONT STYLE="white-space:nowrap">re-issued</FONT> to Purchaser after the Closing. Until such transfer or <FONT STYLE="white-space:nowrap">re-issuance,</FONT> Seller shall,
as Purchaser&#8217;s agent and upon its written request, draw on any letter of credit in accordance with the applicable Lease (it being agreed that Seller shall be entitled to rely on any draw request from Purchaser without further inquiry or
liability therefor) and deliver the proceeds thereof to Purchaser, in which case, Purchaser shall indemnify, defend and hold harmless Seller from any claims arising from such draw. Seller&#8217;s and Purchaser&#8217;s obligations with respect to the
Letters of Credit set forth in this Section&nbsp;5.4.1(b) shall survive the Closing. Rents and other tenant charges which are delinquent as of the Closing Date shall not be prorated on the Closing Date. Purchaser shall include such delinquencies in
its normal billing and shall diligently pursue the collection thereof in good faith after the Closing Date (but Purchaser shall not be required to litigate or declare a default under any of the Leases or terminate any of the Leases). To the extent
Purchaser receives rents or other tenant charges on or after the Closing Date, such payments shall be applied first to the rents or other tenant charges for the month in which the </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">
Closing occurs, second, to the rents or other tenant charges that shall then be due and payable to Purchaser, and third, to any delinquent rents or other tenant charges owed to Seller, with
Seller&#8217;s share thereof being held by Purchaser in trust for Seller and promptly delivered to Seller by Purchaser. Purchaser may not waive any delinquent rents or other tenant charges nor modify any of the leases so as to reduce or otherwise
affect amounts owed thereunder for any period in which Seller is entitled to receive a share of charges or amounts without first obtaining Seller&#8217;s written consent, which consent shall not be unreasonably withheld. Purchaser shall reasonably
cooperate with Seller in any collection efforts hereunder (but shall not be required to litigate or declare a default under any of the leases). With respect to delinquent rents and any other amounts or other rights of any kind respecting tenants who
are no longer tenants of the Real Property on the Closing Date and who shall have vacated the Real Property prior to the Closing Date, Seller shall retain all rights relating thereto. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) Tenants are obligated to pay, as additional rent, certain escalations in base rent and pass throughs of operating and similar expenses
pursuant to the terms of the leases (collectively, &#8220;<B>Additional Rents</B>&#8221;). As to any Additional Rents that are based on estimates and that are subject to adjustment or reconciliation pursuant to the leases after the Closing Date,
Seller shall perform an estimated reconciliation for the portion of calendar year 2025 ending on the Closing Date (&#8220;<B>Seller</B><B>&#8217;</B><B>s 2025 Reconciliation Period</B>&#8221;), with respect to Additional Rents received for such
period from tenants and the underlying operating expenses to which they relate. At Closing, Seller shall deliver to Purchaser a certificate (an &#8220;<B>AR Certificate</B>&#8221;) certifying to Purchaser as to the amount of Additional Rents it has
received from tenants of the Property pursuant to the terms of their respective Leases during the Seller&#8217;s 2025 Reconciliation Period. Purchaser shall be responsible for preparing the final reconciliation for the calendar year 2025 (the
&#8220;<B>2025 Reconciliation</B>&#8221;) strictly in accordance with the terms and conditions of the applicable Leases and, to the extent applicable, either reimbursing or billing tenants accordingly. Once the 2025 Reconciliation has been prepared
by Purchaser and delivered to Seller for its review and approval, which shall be no later than June&nbsp;30, 2026.<SUP STYLE="font-size:75%; vertical-align:top"> </SUP>If, based on the 2025 Reconciliation, Seller collected estimated Additional Rents
in excess of any tenant&#8217;s share of such expenses for Seller&#8217;s 2025 Reconciliation Period, then Seller shall pay Purchaser for such excess within ten (10)&nbsp;Business Days after Seller&#8217;s review and approval of the 2025
Reconciliation, and Purchaser shall be responsible for crediting or paying such amounts to tenants. If, based on the 2025 Reconciliation, Seller collected estimated Additional Rents less than any tenant&#8217;s share of such expenses for
Seller&#8217;s 2025 Reconciliation Period, then Purchaser shall use commercially reasonable efforts to collect such amounts from tenants and shall be responsible for paying such amounts to Seller within ten (10)&nbsp;Business Days after collection
by Purchaser, if and to the extent such amounts are collected from the applicable tenants. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) Charges and payments under contracts or
permitted renewals or replacements thereof assigned to Purchaser pursuant to the Assignment and Assumption of Leases and Contracts (excluding the Assumed Consultant Agreements). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(e) Any prepaid items, including fees for licenses which are transferred to Purchaser at the Closing and annual permit and inspection fees.
</P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(f) Utilities in connection with the Real Property, including telephone, steam, electricity
and gas, on the basis of the most recently issued bills therefor, subject to adjustment after the Closing when the next bills are available, or if current meter readings are available, on the basis of such readings. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(g) Deposits with telephone and other utility companies, and any other Persons who supply goods or services in connection with the Real
Property if the same are assigned to Purchaser at the Closing, which shall be credited in their entirety to Seller. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(h) All operating
expenses and other items as are customarily apportioned between sellers and purchasers of real estate of a type similar to the Property and located in the same geographic area as the Property subject to the express terms of this Agreement including
this Section&nbsp;5.4. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.4.2 If any of the items described in Section&nbsp;5.4.1 hereof cannot be apportioned at the Closing because of
the unavailability of information as to the amounts which are to be apportioned or otherwise, or are incorrectly apportioned at Closing or subsequent thereto, such items shall be apportioned or reapportioned, as the case may be, as soon as
practicable after the Closing Date or the date such error is discovered, as applicable; provided that neither party shall have the right to request apportionment or reapportionment of any such item at any time following the date that is nine
(9)&nbsp;months after the Closing Date (the &#8220;<B>Reproration Outside Date</B>&#8221;). If the Closing shall occur before a real estate or personal property tax rate or assessment is fixed for the tax year in which the Closing occurs, the
apportionment of taxes at the Closing shall be upon the basis of the tax rate or assessment for the preceding fiscal year applied to the latest assessed valuation. Promptly after the new tax rate or assessment is fixed, the apportionment of taxes or
assessments shall be recomputed and any discrepancy resulting from such recomputation and any errors or omissions in computing apportionments at Closing shall be promptly corrected and the proper party reimbursed, which obligations shall survive the
Closing until the Reproration Outside Date. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.4.3 Seller shall be responsible for all brokerage and leasing commissions, tenant
improvement costs, other <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> tenant inducements, free rent, and attorneys&#8217; fees for the present term of all existing Leases effective as of the Effective
Date (collectively, &#8220;<B>Seller Leasing Costs</B>&#8221;) which Seller Leasing Costs, as of the Effective Date, are set forth on <U>Exhibit R</U>. Purchaser shall be responsible for the obligation to pay all brokerage and leasing commissions,
tenant improvement costs, other <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> tenant inducements, free rent, and attorneys&#8217; fees for the initial term of all new Leases entered into after the
Effective Date, and for any extension, renewal or expansion of existing Leases, in each case where the regularly scheduled payment of rent for such initial term, extension, renewal or expansion commences from and after the Effective Date (
&#8220;<B>Purchaser Leasing Costs</B>&#8221;). If, prior to the Closing, Seller has paid any Purchaser Leasing Costs, the prorations at the Closing shall include a credit to Seller in an amount equal to the Purchaser Leasing Costs paid by Seller.
If, as of the Closing, there remain unpaid Seller Leasing Costs, Purchaser shall be responsible to pay such unpaid Seller Leasing Costs, and the prorations at the Closing shall include a credit to Purchaser in an amount equal to all such unpaid
Seller Leasing Costs. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.4.4 The provisions of this Section&nbsp;5.4 shall survive the Closing until the Reproration Outside Date. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">6. <U>Condemnation or Destruction of Real Property</U>. If, after the Effective Date but prior to the
Closing Date, Seller becomes aware that either any portion of the Real Property is taken pursuant to eminent domain proceedings or condemnation or any of the Improvements are damaged or destroyed by fire or other casualty, then Seller shall promptly
deliver, or cause to be delivered, to Purchaser, notice of any such eminent domain proceedings or casualty.<B> </B>Seller shall have no obligation to restore, repair or replace any portion of the Real Property or any such damage or destruction by
fire or other casualty. Seller shall, at the Closing, assign to Purchaser all of Seller&#8217;s interest in all awards or other proceeds for such taking by eminent domain or condemnation or the proceeds of any insurance collected by Seller for such
damage or destruction (unless such damage or destruction shall have been repaired prior to the Closing and except to the extent any such awards, proceeds or insurance are attributable to lost rents or items applicable to any period prior to the
Closing), less the amount of all reasonable <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> costs incurred by Seller in connection with the repair of such damage or destruction or reasonable <FONT
STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> collection costs of Seller respecting any awards or other proceeds for such taking by eminent domain or condemnation or any uncollected insurance proceeds which
Seller may be entitled to receive from such damage or destruction, as applicable. In connection with any assignment of awards, proceeds or insurance hereunder, Seller shall credit Purchaser with an amount equal to the applicable deductible amount
under Seller&#8217;s insurance (but not more than the amount by which the cost, as of the Closing Date, to repair the damage is greater than the amount of insurance proceeds assigned to Purchaser); provided, however, if (i)&nbsp;the amount of the
damage due to fire or other casualty (in each case, as determined by an independent third party contractor or engineer selected by Seller and reasonably approved by Purchaser) or amount of the condemnation award, as the case may be, shall exceed the
sum of Nineteen Million Fifty Thousand and 00/100 Dollars ($19,050,000.00), (ii) such casualty or condemnation permanently eliminates legal access to the Property, without a reasonable alternative, or (iii)&nbsp;such condemnation or taking by
eminent domain (a)&nbsp;causes a reduction in the total rentable square footage of the Improvements equal to more than ten (10%) percent, or (b)&nbsp;causes the Property to violate, in any material respect, any applicable zoning requirements or land
use laws, excluding legal <FONT STYLE="white-space:nowrap">non-conforming</FONT> use, or not to be permitted to be used for the use for which the Property was being used immediately prior to such condemnation or taking by eminent domain, then, in
each such case, Purchaser shall have the right to terminate this Agreement by notice to Seller given within ten (10)&nbsp;Business Days after notification to Purchaser of the estimated amount of the damages or the value of the taking (and Closing
will be extended as needed to provide for such ten (10)-Business Day period). Notwithstanding the foregoing, if Purchaser has not exercised its right to terminate this Agreement in accordance with the preceding provisions of this Section&nbsp;6, and
all or any portion of the Improvements representing all or any portion of the Improvements intended to be the &#8220;Demised Premises&#8221; under the Scholastic Lease are damaged or destroyed by fire or other casualty, then (i)&nbsp;Seller will
obtain and deliver to Purchaser an estimate prepared by a reputable contractor selected by Seller setting forth such contractor&#8217;s estimate as to the time reasonably required to repair such damage and render the &#8220;Demised Premises&#8221;
tenantable (the &#8220;<B>Contractor</B><B>&#8217;</B><B>s Estimate</B>&#8221;) (it being agreed that the then Scheduled Closing Date shall be extended as necessary in order to Seller to obtain such Contractor&#8217;s Estimate) and
(ii)&nbsp;provided that (x)&nbsp;more than fifteen percent (15%) of the portion of the Improvements intended to be the &#8220;Demised Premises&#8221; under the Scholastic Lease are rendered untenantable, and (y)&nbsp;the period to repair such
portion of the Improvements set forth in the Contractor&#8217;s Estimate exceeds twelve (12)&nbsp;months, then Seller (on behalf of Scholastic) shall have the right by written notice given to Purchaser within ten (10)&nbsp;Business Days after
receipt of the </P>
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Contractor&#8217;s Estimate to elect not to cause Scholastic to enter into the Scholastic Lease at Closing (such election, a &#8220;<B>Lease Termination Election</B>&#8221;). If Seller shall make
a Lease Termination Election, then Purchaser shall Purchaser shall have the right to terminate this Agreement by notice to Seller given within ten (10)&nbsp;Business Days after receipt of such Lease Termination Election. In any instance where this
Agreement is terminated pursuant to this Section&nbsp;6, the Deposit shall, provided that Purchaser is not otherwise in default of its obligations pursuant to this Agreement, be promptly returned to Purchaser, and this Agreement and the obligations
of the parties hereunder shall terminate (and no party hereto shall have any further obligation under this Agreement except for the Surviving Obligations). If a casualty occurs prior to the Closing, and this Agreement is not terminated pursuant to
this Section&nbsp;6, and the Closing occurs, the parties acknowledge and agree that the terms of the Scholastic Lease shall govern with respect to such casualty from and after the Closing Date; provided that such casualty shall be deemed to occur as
of the effective date of the Scholastic Lease. The parties hereby waive the provisions of any statute which provides for a different outcome or treatment in the event of a casualty or a condemnation or eminent domain proceeding including <FONT
STYLE="white-space:nowrap">Section&nbsp;5-1311</FONT> of the General Obligations Law of the State of New York. The provisions of this Section&nbsp;6 shall survive the Closing or a termination of this Agreement. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">7. <U>Representations, Warranties and Covenants</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">7.1 <U>Representations, Warranties and Covenants of Seller</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.1.1 <U>Representations and Warranties of Seller</U>. Subject to the provisions of this Section&nbsp;7.1.1, Seller hereby represents to
Purchaser that: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) <U>Due Authority</U>. This Agreement has been duly authorized, executed, and delivered by, and is binding upon,
Seller, and each agreement, instrument and document herein provided to be executed by Seller on the Closing Date will be duly authorized, executed, and delivered by, and be binding upon, Seller and enforceable against Seller in accordance with its
terms, except as enforceability may be limited by bankruptcy, insolvency, reorganization, moratorium or similar laws of general application affecting the rights and remedies of creditors. Seller has taken all action required of Seller to execute,
deliver, subject to any consents or waivers required to be obtained prior to the Closing, and perform its obligations under this Agreement. Seller is a limited liability company, duly organized and validly existing and in good standing under the
laws of the State of New York, and is, or on the Closing Date will be, duly authorized and qualified to do all things required of it under this Agreement. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) <U>Leases</U>. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(i) There
are no space leases, licenses or other similar occupancy agreements related to the foregoing to which Seller is a party or is bound affecting any portion of the Real Property that may be binding upon Purchaser after the Closing, other than the
Leases. As used in this Agreement, &#8220;<B>Leases</B>&#8221; shall be deemed to mean, collectively, (i)&nbsp;the leases, licenses, occupancy agreements, consents to subletting or assignment, and any amendments, modifications, supplements, and
guaranties related to the foregoing, relating to the Real Property described on <U>Exhibit</U><U></U><U>&nbsp;N</U> attached hereto (the &#8220;<B>Lease Exhibit</B>&#8221;), and (ii)&nbsp;the leases, licenses, and other occupancy agreements relating
to the Real Property that are entered into by Seller after the Effective Date in accordance with this Agreement, if any. As of the Effective Date (x)&nbsp;the leases </P>
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and other agreements described on the Lease Exhibit (I)&nbsp;are, to the actual knowledge of Seller, in full force and effect, and (II)&nbsp;have not been amended except as set forth in the Lease
Exhibit, and (y)&nbsp;the Lease Exhibit is true, correct and complete in all material respects. To Seller&#8217;s actual knowledge, there are no subleases or sublicenses under any of the Leases. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(ii) With respect to the Leases (i)&nbsp;no tenant has prepaid any rent or Additional Rent more than one (1)&nbsp;month in advance, and no
rent by any tenant is more than thirty (30)&nbsp;days in arrears beyond the date same is required to be paid under the terms of the applicable Lease, (ii)&nbsp;Seller has neither received written notices from any tenants asserting that Seller is in
default under the applicable Lease in any material respect, nor delivered any written notice to any tenant asserting that such tenant is in default under the applicable Lease in any material respect, (iii)&nbsp;except as set forth on <U>Exhibit
R</U>,&nbsp;there are no unpaid or outstanding leasing commissions due and payable by Seller with respect to the current term of any of the Leases in effect on the Effective Date, (iv)&nbsp;except as set forth on <U>Exhibit R</U> or as otherwise
disclosed in the terms of Leases, there is no free rent for the period following the Closing Date with respect to the current term of any of the Leases in effect on the Effective Date, and (v)&nbsp;except as set forth on <U>Exhibit R</U>, the
Convene Landlord Work (as hereinafter defined), and/or in connection with any new Lease or any amendment, modification, expansion or renewal of an existing Lease executed or exercised after the Effective Date in accordance with the terms of this
Agreement, (1)&nbsp;all tenant improvement allowances due and payable by Seller, if any, with respect to the Leases have been paid to the tenants, and (2)&nbsp;Seller has completed, in all material respects, all tenant improvement work, if any,
required to be performed by Seller under the Leases. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) <U>Contracts</U>. There are no maintenance, service and supply contracts,
equipment leases or leasing commission agreements providing for payments for the procurement of tenants to which Seller is a party or is bound affecting any portion of the Property that will be binding upon Purchaser after the Closing, other than
the Contracts and the Leasing Commission Obligations. As used in this Agreement, &#8220;<B>Contracts</B>&#8221; shall be deemed to mean, collectively, (i)&nbsp;intentionally omitted, (ii)&nbsp;the Assumed Construction Contracts, (iii)&nbsp;the
Assumed Consultant Agreements (<U>Exhibits <FONT STYLE="white-space:nowrap">O-2</FONT></U>, and <U><FONT STYLE="white-space:nowrap">O-3</FONT></U>, collectively, the &#8220;<B>Contracts Exhibits</B>&#8221;), and (iv)&nbsp;service or equipment
leasing contracts entered into by Seller or its agent that are entered into by Seller or its agent after the Effective Date in accordance with the terms of this Agreement, if any. Seller has delivered or made available to Purchaser true, correct and
complete, in all material respects, copies of each of the Contracts set forth on the Contracts Exhibits, including any and all amendments, renewals and extensions thereof. The contracted amount payable by Seller under each Assumed Consultant
Agreement and the remaining outstanding balance thereof is set forth on <U>Exhibit <FONT STYLE="white-space:nowrap">O-3</FONT></U>. Seller has neither received written notices from any party to an Assumed Consultant Agreement, nor delivered any
written notices to any party to an Assumed Consultant Agreement, asserting that a default has occurred under the applicable Assumed Consultant Agreement. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) <U>Litigation</U>. There is no material pending or, to the actual knowledge of Seller, threatened in writing litigation against Seller
with respect to the Real Property as of the Effective Date other than claims that are, to the actual knowledge of Seller, covered by insurance (subject to any deductible), if any. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(e) <U>No Insolvency</U>. Seller has not: (i)&nbsp;made a general assignment for the
benefit of creditors, (ii)&nbsp;filed a petition for voluntary bankruptcy or filed a petition or answer seeking reorganization or any arrangement or composition, extension, or readjustment of its indebtedness, (iii)&nbsp;consented in writing in any
creditor&#8217;s proceeding, to the appointment of a receiver or trustee for Seller or any of its property, or (iv)&nbsp;been named as a debtor in an involuntary bankruptcy proceeding. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(f) <U><FONT STYLE="white-space:nowrap">Non-Foreign</FONT> Person</U>. Seller is not a &#8220;foreign person&#8221; as defined in
Section&nbsp;1445 of the Internal Revenue Code, as amended (the &#8220;<B>Code</B>&#8221;). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(g) <U>Rights to Purchase</U>. Seller has
not granted any Person other than Purchaser pursuant to this Agreement any option, right to purchase, or right of first refusal with respect to the acquisition of the Property that remains outstanding. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(h) <U>Tax Proceedings</U>. There are no ongoing tax certiorari proceedings relating to the Property or any portion thereof, except as set
forth on <U>Exhibit X</U> attached hereto. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) <U>Employees.</U> Seller does not employ any employees at the Property. There are no
vacant positions at the Property. Seller is not a party to or bound by any collective bargaining, labor contract, or other employment agreement with respect to any employees of Seller or Property Manager employed at or with respect to the Property
(collectively, &#8220;<B>Employees</B>&#8221;). To the knowledge of Seller, Jones Lang LaSalle Incorporated (&#8220;<B>JLL</B>&#8221; and the &#8220;<B>Property Manager</B>&#8221;) is bound to a collective bargaining agreement with respect to the
boiler room engineers employed at the Property (the &#8220;<B>Collective Bargaining Agreement</B>&#8221;). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(i) To the knowledge of
Seller, the Property Manager (with respect to its activities at the Property), Seller&#8217;s contractors and any employees of Seller, Property Manager and Seller&#8217;s contractors at or in relation to the Property are compliant in all material
respects with the applicable collective bargaining agreements and all federal, state, and local labor and employment, human rights, and civil rights laws, statutes, rules, and regulations without exception. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(ii) The Property has not experienced any strikes, slowdowns, work stoppages, labor disputes, or lockouts that would have a material adverse
effect or impact the continued operation of the Property after the Closing on substantially the same basis as presently operated. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(iii)
To the knowledge of Seller, neither Seller nor the Property Manager nor Seller&#8217;s contractors or any employees of Seller or Property Manager or Seller&#8217;s contractors at the Property has been found to commit, or is alleged to having
committed, any unfair labor practice in connection with or related to the Employees within the period of six (6)&nbsp;months before the execution of this Agreement. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(iv) To the knowledge of Seller, neither Seller nor the Property Manager nor any of Seller&#8217;s contractors has received any written
notice claiming a breach or violation of any applicable collective bargaining agreement pertaining to the Property that is uncured, unsatisfied, or unresolved. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(v) Seller does not sponsor, contribute, or participate in, or have an obligation to
sponsor, contribute, or participate in, any employee benefit plans as defined in Section&nbsp;3(3) of ERISA (as hereinafter defined) including without limitation any multiemployer plan within the meaning of Section&nbsp;3(37) or 4001(a)(3) of ERISA.
</P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(vi) Seller has not, within the last six (6)&nbsp;years, made a &#8220;partial withdrawal&#8221; or a &#8220;complete withdrawal&#8221;
(within the meaning of Sections 4205 and 4203 of ERISA) from any multiemployer plan, nor incurred any liability on account of a &#8220;partial withdrawal&#8221; or a &#8220;complete withdrawal&#8221; from a multiemployer plan. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(vii) Seller is not acting on behalf of an &#8220;employee benefit plan&#8221; as defined in Section&nbsp;3(3) of ERISA that is subject to
Title I of ERISA, a &#8220;plan&#8221; as defined in and subject to Section&nbsp;4975 of the Code, or an entity deemed to hold the plan assets of any of the foregoing pursuant to 29 CFR
<FONT STYLE="white-space:nowrap">Section&nbsp;2510.3-101,</FONT> as modified by Section&nbsp;3(42) of ERISA, and none of the transactions contemplated by the Agreement constitute a transaction prohibited by ERISA or other applicable law, or are in
violation of any statutes applicable to Seller that regulate investments of, and fiduciary obligations with respect to, governmental plans and that are similar to the provisions of Section&nbsp;406 of ERISA or Section&nbsp;4975 of the Code. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(j) <U>ERISA</U>. Seller does not sponsor, maintain or contribute to any &#8220;employe benefit plan&#8221; subject to Title IV of the
Employee Retirement Income Security Act of 1974, as amended (&#8220;<B>ERISA</B>&#8221;) and is not an &#8220;employee benefit plan&#8221; as such term is defined in ERISA, nor is Seller a &#8220;benefit plan investor&#8221; as defined under the
Plan Asset Regulation, 29, C.F.R. <FONT STYLE="white-space:nowrap">2510.3-101,</FONT> and none of the assets of Seller are or are reasonably expected to constitute &#8220;plan assets&#8221; within the meaning of the Plan Asset Regulation. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(k) <U>OFAC, PATRIOT Act, and Anti-Money Laundering Compliance</U>. None of (A)&nbsp;Seller; (B) any Person controlling or controlled by
Seller, directly or indirectly, including but not limited to any Person or Persons owning, in the aggregate, a fifty percent (50%) or greater direct or indirect ownership interest in Seller; (C)&nbsp;any Person, to the knowledge of Seller, having a
legal or beneficial interest in Seller; or (D)&nbsp;any Officer or Director or (to the knowledge of Seller) any employee, agent, or representative of Seller (including any person acting in such capacity for or on behalf of Seller); or (E)&nbsp;any
Person for whom Seller is acting as agent or nominee or otherwise in connection with the Transaction is a Sanctioned Person (as hereinafter defined). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(l) Environmental. To the actual knowledge of Seller, as of the Effective Date, Seller has not received any written notice from any
Governmental Authority of any material violations at the Real Property arising under any Environmental Laws (as hereinafter defined) relating to Hazardous Materials which have not been cured in any material respect. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(i) &#8220;<B>Environmental Laws</B>&#8221; means all laws, ordinances, statutes, codes, rules, regulations, agreement judgments, orders and
decrees, now or hereafter enacted, promulgated or amended, of the United States, the states, the counties, the cities or any other political subdivision, agency or instrumentality exercising jurisdiction over the owner of the Real Property, the Real
Property or the use of the Real Property, relating to pollution, the protection or regulation of human health, natural resources, or the environment, or the emissions, discharge, release or threatened release or pollutants, contaminants, chemicals,
or industrial, toxic or </P>
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hazardous substances or waste or Hazardous Materials into the environment (including ambient air, surface water, ground water, land or soil). Environmental Laws include, without limitation, the
Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended (42 U.S.C. &#167;9601 et seq.) and the Resource Conservation and Recovery Act, as amended (42 U.S.C. &#167;6901 et seq.). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(ii) &#8220;<B>Hazardous Materials</B>&#8221; means any chemical, substance, material, or waste which is or may be hazardous to human health
or to the environment due to its radioactivity, ignitability, corrosiveness, reactivity, explosivity, or toxicity, including, without limitation, petroleum hydrocarbons and petroleum products, lead, asbestos, radon, polychlorinated biphenyls (PCBs)
and all of those chemicals, substances, materials, or wastes in quantities which are now listed, defined or regulated in any manner by any federal, state or local law based upon such properties; provided, however, that the term &#8220;<B>Hazardous
Material</B>&#8221; shall not include (x)&nbsp;motor oil and gasoline contained in or discharged from vehicles not used primarily for the transport of motor oil or gasoline, (y)&nbsp;mold or (z)&nbsp;materials which are stored or used in the
ordinary course of operating the Real Property. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(m) <U>Condemnation.</U> Seller has received no written notice from any Governmental
Authority (and Seller has no knowledge) of any pending or threatened condemnation or eminent domain proceedings against the Real Property. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(n) <U>Insurance.</U> Seller currently maintains the insurance coverage with respect to the Property set forth in the Acord Certificate
attached hereto as <U>Exhibit W.</U> </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">Notwithstanding anything contained in this Agreement to the contrary, but subject to the terms of
Sections&nbsp;7.2.1 and 7.2.2, the representations and warranties of Seller set forth in Sections&nbsp;7.1.1(b) and 7.1.1(c) exclude, and Seller is not providing any representation or warranty, as to any contracts, leases, licenses or agreements
that are terminated prior to the Closing. The provisions of this paragraph shall survive the Closing. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">Notwithstanding anything contained
in this Agreement to the contrary, (i)&nbsp;if any of the representations or warranties of Seller contained in this Agreement or in any document or instrument delivered in connection herewith are false or inaccurate or if Seller is in breach or
default of any of its obligations under this Agreement and if either (x)&nbsp;on or prior to the Effective Date Purchaser shall have had actual knowledge of the false or inaccurate representations or warranties or other breach or default, or
(y)&nbsp;the accurate state of facts pertinent to such false or inaccurate representations or warranties or evidence of such other breach or default was contained in any of the Information furnished or made available to or otherwise obtained by
Purchaser on or prior to the Effective Date, then Seller shall have no liability or obligation respecting such representations or warranties that are false or inaccurate or such other breach or default (and Purchaser shall have no cause of action or
right to terminate this Agreement with respect thereto), and the representations and warranties of Seller shall be deemed modified to the extent necessary to eliminate such false and inaccurate information and to make such representations and
warranties true and accurate in all respects; and (ii)&nbsp;if any of the representations or warranties of Seller that survive Closing contained in this Agreement or in any document or instrument delivered in connection herewith are false or
inaccurate, or if Seller is in breach or default of any of its obligations under this Agreement that survive Closing, and if either (x)&nbsp;following the Effective </P>
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Date but prior to Closing, Purchaser shall obtain knowledge of such false or inaccurate representations or warranties or such other breach or default, or (y)&nbsp;the accurate state of facts
pertinent to such false or inaccurate representations or warranties or evidence of such other breach or default was contained in any of the Information furnished or made available to or otherwise obtained by Purchaser following the Effective Date
and the Transaction closes, then Purchaser shall be deemed to have waived such breach or default, Seller shall have no liability or obligation respecting such false or inaccurate representations or warranties or such other breach or default, and
Purchaser shall have no cause of action with respect thereto. The provisions of this paragraph shall survive the Closing. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">References to
the &#8220;knowledge&#8221;, &#8220;best knowledge&#8221; and/or &#8220;actual knowledge&#8221; of Seller or words of similar import shall refer only to the current actual (as opposed to implied or constructive) knowledge of Jonathan Feldberg, Vice
President, Corporate Real Estate and Facilities, who is knowledgeable regarding the Property, and shall not be construed, by imputation or otherwise, to refer to the knowledge of Seller or any parent, subsidiary or affiliate of Seller or to any
other officer, agent, manager, representative or employee of Seller or to impose upon Jonathan Feldberg any duty to investigate the matter to which such actual knowledge, or the absence thereof, pertains. Notwithstanding anything to the contrary
contained in this Agreement, Jonathan Feldberg shall have no personal liability hereunder. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">The Seller Representations shall survive the
Closing for a period of one hundred eighty (180)&nbsp;days (the &#8220;<B>Survival Period</B>&#8221;). In furtherance thereof, Purchaser acknowledges and agrees that it shall have no right to make any claim against Seller on account of any breach of
any Seller Representations unless an action on account thereof shall be filed in a court of competent jurisdiction prior to the expiration of the survival period set forth in this paragraph. To the fullest extent permitted by law, the foregoing
shall constitute the express intent of the parties to shorten the period of limitations for bringing claims on account of Seller&#8217;s breach of the Seller Representations if a longer period would otherwise be permitted by applicable law. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.1.2 <U>GENERAL DISCLAIMER</U>. EXCEPT AS SPECIFICALLY SET FORTH IN THIS AGREEMENT OR IN THE CONVEYANCE DOCUMENTS DELIVERED BY SELLER AT
CLOSING (THE &#8220;<B>CLOSING DOCUMENTS</B>&#8221;), THE SALE OF THE PROPERTY HEREUNDER IS AND WILL BE MADE ON AN &#8220;AS IS&#8221;, &#8220;WHERE IS,&#8221; AND &#8220;WITH ALL FAULTS&#8221; BASIS, WITHOUT REPRESENTATIONS AND WARRANTIES OF ANY
KIND OR NATURE, EXPRESS, IMPLIED OR OTHERWISE, INCLUDING ANY REPRESENTATION OR WARRANTY CONCERNING TITLE TO THE PROPERTY, THE PHYSICAL CONDITION OF THE PROPERTY (INCLUDING THE CONDITION OF THE SOIL, AIR, WATER OR THE IMPROVEMENTS), THE ENVIRONMENTAL
CONDITION OF THE PROPERTY (INCLUDING THE PRESENCE OR ABSENCE OF HAZARDOUS SUBSTANCES ON OR AFFECTING THE PROPERTY), THE COMPLIANCE OF THE PROPERTY WITH APPLICABLE LAWS AND REGULATIONS (INCLUDING ZONING AND BUILDING CODES OR THE STATUS OF DEVELOPMENT
OR USE RIGHTS RESPECTING THE REAL PROPERTY), THE FINANCIAL CONDITION OF THE PROPERTY OR ANY OTHER REPRESENTATION OR WARRANTY RESPECTING ANY INCOME, EXPENSES, CHARGES, LIENS OR ENCUMBRANCES, RIGHTS OR CLAIMS ON, AFFECTING OR PERTAINING TO THE
PROPERTY OR ANY PART THEREOF. PURCHASER ACKNOWLEDGES THAT, PRIOR TO THE EXECUTION OF THIS </P>
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AGREEMENT, PURCHASER HAS EXAMINED AND WILL EXAMINE, REVIEW AND INSPECT ALL MATTERS WHICH IN PURCHASER&#8217;S JUDGMENT BEAR UPON THE PROPERTY AND ITS VALUE AND SUITABILITY FOR PURCHASER&#8217;S
PURPOSES. PURCHASER IS A SOPHISTICATED PURCHASER WHO IS FAMILIAR WITH THE OWNERSHIP AND OPERATION OF REAL ESTATE PROJECTS SIMILAR TO THE PROPERTY AND THAT PURCHASER HAS OR WILL HAVE ADEQUATE OPPORTUNITY TO COMPLETE ALL PHYSICAL AND FINANCIAL
EXAMINATIONS (INCLUDING ALL OF THE EXAMINATIONS, REVIEWS AND INVESTIGATIONS REFERRED TO IN SECTION&nbsp;4) RELATING TO THE ACQUISITION OF THE PROPERTY HEREUNDER IT DEEMS NECESSARY, AND WILL ACQUIRE THE SAME SOLELY ON THE BASIS OF AND IN RELIANCE
UPON SUCH EXAMINATIONS AND THE TITLE INSURANCE PROTECTION AFFORDED BY THE OWNER&#8217;S POLICY AND NOT ON ANY INFORMATION PROVIDED OR TO BE PROVIDED BY SELLER (OTHER THAN AS EXPRESSLY PROVIDED IN THIS AGREEMENT). EXCEPT AS TO MATTERS SPECIFICALLY
SET FORTH IN THIS AGREEMENT: (A)&nbsp;PURCHASER WILL ACQUIRE THE PROPERTY SOLELY ON THE BASIS OF ITS OWN PHYSICAL AND FINANCIAL EXAMINATIONS, REVIEWS AND INSPECTIONS AND THE TITLE INSURANCE PROTECTION AFFORDED BY THE OWNER&#8217;S POLICY, AND
(B)&nbsp;WITHOUT LIMITING THE FOREGOING (OTHER THAN AS EXPRESSLY PROVIDED IN THIS AGREEMENT OR IN THE CLOSING DOCUMENTS), PURCHASER WAIVES ANY RIGHT IT OTHERWISE MAY HAVE AT LAW OR IN EQUITY, INCLUDING THE RIGHT TO SEEK DAMAGES FROM SELLER IN
CONNECTION WITH THE ENVIRONMENTAL CONDITION OF THE PROPERTY, INCLUDING ANY RIGHT OF CONTRIBUTION UNDER THE COMPREHENSIVE ENVIRONMENTAL RESPONSE COMPENSATION AND LIABILITY ACT. <B></B>THE PROVISIONS OF THIS SECTION&nbsp;7.1.2 SHALL SURVIVE THE
CLOSING. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">7.2 <U>Interim Covenants of Seller</U>. Until the Closing Date or the sooner termination of this Agreement in accordance with
the terms and conditions of this Agreement: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.2.1 Seller shall use commercially reasonable efforts to continue to operate and maintain
the Property in substantially the same manner as prior hereto pursuant to Seller&#8217;s normal course of business (which obligations shall not include any obligation to make capital expenditures or expenditures not incurred in Seller&#8217;s normal
course of business or required under any of the Leases), subject to (i)&nbsp;reasonable wear and tear and further subject to destruction by casualty or other events beyond the control of Seller, and (ii)&nbsp;any limitations imposed upon the
Property and/or the Seller by applicable laws, rules or regulations. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.2.2 Seller shall not during the term of this Agreement modify,
extend, renew or terminate contracts (except as a result of a default by the other party thereunder) or enter into any additional contracts without Purchaser&#8217;s consent, which consent shall not be unreasonably withheld or delayed; provided,
however, Purchaser&#8217;s consent shall not be required if such contracts are cancelable upon not more than thirty (30)&nbsp;days&#8217; notice without premium or penalty or will not be binding upon the Purchaser following the Closing.
Purchaser&#8217;s failure to disapprove any request for consent by Seller under this Section&nbsp;7.2.2 within five (5)&nbsp;days following Seller&#8217;s request therefor shall be deemed to constitute Purchaser&#8217;s consent thereto. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.2.3 (a) Seller shall not, during the term of this Agreement, (i)&nbsp;enter into any new
leases, licenses or occupancy agreements or, unless required by the terms of existing Leases, modifications (other than ministerial modifications or mandatory modifications required by the express terms of a Lease) or terminations of existing
Leases, or (ii)&nbsp;institute proceedings, including summary dispossess proceedings for eviction, delinquent rent, or otherwise against a tenant under any Lease, (iii)&nbsp;waive any material rights under any Lease, or (iv)&nbsp;other than in
connection with Tenant&#8217;s Initial Work (as such term is defined in the Convene Lease), grant its consent with respect to any material matter under any Lease (unless said Lease requires Seller not to unreasonably withhold its consent and there
is no reasonable basis upon which Seller may withhold consent), in each case, without the prior written consent of Purchaser, which consent may be granted or withheld in Purchaser&#8217;s sole discretion (unless the applicable Lease requires Seller
not to unreasonably withhold its consent, in which case Purchaser&#8217;s consent shall not be unreasonably withheld). With respect to Tenant&#8217;s Initial Work, Seller shall endeavor to give Purchaser prompt written notice of any requests for
consent granted by Seller pursuant to the foregoing clause (iv), including a copy of any plans and specifications and other documentation delivered by Convene (as defined on the Lease Exhibit) to Seller in connection with such request for consent.
Notwithstanding the foregoing or anything to the contrary set forth in this Agreement, (x)&nbsp;Purchaser&#8217;s failure to disapprove any request for consent by Seller under this Section&nbsp;7.2.3(a) within five (5)&nbsp;days following
Seller&#8217;s request therefor (or, with respect to Seller&#8217;s requests for consent pursuant to clause (v)&nbsp;of the foregoing sentence, if shorter, within the period required by the terms of the applicable Lease) shall be deemed to
constitute Purchaser&#8217;s consent thereto, and (y)&nbsp;Purchaser shall bear all Purchaser Leasing Costs in accordance with the provisions of Section&nbsp;5.4.3 and this Section&nbsp;7.2.3(a). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) Notwithstanding anything to the contrary contained in this Agreement: (i)&nbsp;Seller makes no representations and assumes no
responsibility with respect to the continued occupancy of the Property or any part thereof by any of the tenants, (ii)&nbsp;to the extent permitted pursuant to the terms of this Agreement, the removal of any of the tenants whether by summary
proceedings or otherwise prior to the Closing Date shall not give rise to any claim on the part of Purchaser, and (iii)&nbsp;Purchaser agrees that it shall not be grounds for Purchaser&#8217;s refusal to close this Transaction that (x)&nbsp;any of
the tenants is no longer in possession or paying rent, is a holdover tenant or is in default under its lease on the Closing Date, or (y)&nbsp;any Contract has been terminated or any vendor that is a party to any Contract is in default under its
Contract on the Closing Date and that Purchaser shall accept title without an abatement in or credit against the Purchase Price. The provisions of this Section&nbsp;7.2.3(b) shall survive the Closing. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.2.4 Seller shall keep in force and effect the insurance policies currently carried by Seller with respect to the Property or policies
providing similar coverage (provided same are commercially available at commercially reasonable rates) through the Closing Date. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.2.5
<U>Labor Covenants</U>.<B> </B>Seller shall, and shall cause Property Manager and any employees of Property Manager employed at or in relation to the Property, to:<B> </B> </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) Except as required by law, not agree to renew, modify, amend, or extend any collective bargaining agreement affecting the Property
(including without limitation the Collective Bargaining Agreement), without prior consultation with Purchaser and Purchaser&#8217;s consent, which shall not be unreasonably withheld; </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) Except as may be required by applicable law or the Collective Bargaining Agreement not,
without Purchaser&#8217;s written consent, (A)&nbsp;increase or cause to be increased the number of employees at the Property, (B)&nbsp;transfer or cause to be transferred any employees to or from the Property, (C)&nbsp;make or cause to be made any
changes in the salaries, wages, or benefits paid to or on behalf of any Employees, or (D)&nbsp;replace or cause to be replaced any employees employed at the Property; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) Comply with the Collective Bargaining Agreement and all federal, state, and local labor and employment, human rights, and civil rights
laws, statutes, rules, and regulations without exception as they apply to the Employees employed at the Property; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) Notify Purchaser
of any organizing or any written demand for recognition or representation petition filed concerning their Employees and the Property; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(e) Deliver within a reasonable period of time after receipt of request from Purchaser notice of all written actions, suits, claims, charges,
grievances, investigations, complaints, arbitrations, mediations, or other proceedings pertaining to the Property and relating the Employees or the Collective Bargaining Agreement occurring after the Effective Date; and </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(f) Not become obligated to sponsor, contribute, or participate in any employee benefit plans for their employees at the Property except as
provided in the Collective Bargaining Agreement. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">7.3 <U>Representations, Warranties and Covenants of Purchaser</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.3.1 <U>Representations and Warranties of Purchaser</U>. Purchaser hereby represents and warrants to Seller that: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) <U>Due Authority</U>. This Agreement has been duly authorized, executed, and delivered by, and is binding upon, Purchaser, and each
agreement, instrument and document herein provided to be executed by Purchaser on the Closing Date will be duly authorized, executed, and delivered by, and be binding upon, Purchaser, and enforceable against Purchaser in accordance with its terms,
except as enforceability may be limited by bankruptcy, insolvency, reorganization, moratorium or similar laws of general application affecting the rights and remedies of creditors. Purchaser has taken all action required of Purchaser to execute,
deliver, subject to any consents or waivers required to be obtained prior to the Closing, and perform its obligations under this Agreement. Purchaser is a limited liability company, duly organized, validly existing, and in good standing under the
laws of the State of Delaware and is duly authorized and qualified to do all things required of it under this Agreement. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b)
<U>Litigation</U>. To the best of Purchaser&#8217;s knowledge, there is no material pending or threatened litigation action against Purchaser that could reasonably be expected to adversely impact Purchaser&#8217;s ability to perform its obligations
under this Agreement. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) <U>No Insolvency</U>. Purchaser has not and as of the Closing Date will not have:
(i)&nbsp;made a general assignment for the benefit of creditors, (ii)&nbsp;filed a petition for voluntary bankruptcy or filed a petition or answer seeking reorganization or any arrangement or composition, extension, or readjustment of its
indebtedness, (iii)&nbsp;consented in writing, in any creditor&#8217;s proceeding, to the appointment of a receiver or trustee for Purchaser or any of its property, or (iv)&nbsp;been named as a debtor in an involuntary bankruptcy proceeding. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) <U>OFAC, PATRIOT Act, and Anti-Money Laundering Compliance</U>. The amounts payable by Purchaser to Seller hereunder are not and were
not, directly or indirectly, derived from activities in contravention of U.S. federal, state, or local laws or regulations, or any <FONT STYLE="white-space:nowrap">non-U.S.</FONT> law or regulation (including anti-money laundering laws and
regulations). None of (A)&nbsp;Purchaser; (B) any Person controlling or controlled by Purchaser, directly or indirectly, including but not limited to any Person or Persons owning, in the aggregate, a fifty percent (50%) or greater direct or indirect
ownership interest in Purchaser; (C)&nbsp;any Person, to the knowledge of Purchaser, having a legal or beneficial interest in Purchaser; or (D)&nbsp;any Officer or Director or (to the knowledge of Purchaser) any employee, agent, or representative of
Purchaser (including any person acting in such capacity for or on behalf of Purchaser); or (E)&nbsp;any Person for whom Purchaser is acting as agent or nominee or otherwise in connection with the Transaction; is a Sanctioned Person. As used herein,
&#8220;<B>Sanctioned Person</B>&#8221; shall mean (1)&nbsp;a country, territory, government, government instrumentality, individual or entity subject to sanctions under any U.S. federal, state, or local law or regulation, or <FONT
STYLE="white-space:nowrap">non-U.S.</FONT> law or regulation, including but not limited to any Executive Order issued by the President of the United States or any regulation administered by the Office of Foreign Assets Control of the United States
Department of the Treasury, including but not limited to identification as a Specially Designated National or blocked person, or identification on the Denied Persons List, the Entity List, or the Unverified List maintained by the Bureau of
Industry&nbsp;&amp; Security, U.S. Department of Commerce, or under any order or regulation of (a)&nbsp;the United Nations; (b)&nbsp;the European Union or any of its member states; (c)&nbsp;Her Majesty&#8217;s Treasury of the United Kingdom; or
(d)&nbsp;any other governmental authority; (2)&nbsp;a Foreign Terrorist Organization designated by the United States Department of State, or (3)&nbsp;an individual or entity who the Purchaser knows, or reasonably should know, has engaged in or
engages in terrorist activity, or has provided or provides material support or resources for terrorist activities or terrorist organizations, as prohibited by U.S. law, including but not limited to the USA PATRIOT Act, P.L. <FONT
STYLE="white-space:nowrap">107-56.</FONT> Seller acknowledges that shares of Purchaser&#8217;s parent company, Empire State Realty Trust, Inc. and/or certain of its affiliates or related entities (collectively,
&#8220;<B>Purchaser</B><B>&#8217;</B><B>s Affiliates</B>&#8221;), are owned by members of the public. Accordingly, notwithstanding the foregoing, Purchaser&#8217;s representations and warranties set forth in this Section&nbsp;7.3.1(d) are not
applicable to shares or interests in Purchaser&#8217;s Affiliates which are owned directly or indirectly by members of the public. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.3.2
<U>Survival</U>. The representations and warranties of Purchaser set forth in Section&nbsp;7.3.1 shall survive the Closing for the Survival Period. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">8.
<U>Indemnification and Release</U>. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">8.1 <U>Indemnification by Purchaser</U>. Purchaser shall hold harmless, indemnify and defend each of
the Seller Related Parties from and against any and all third party claims related to the Property or the ownership, operation or maintenance thereof to the extent such claims arise out of acts or events occurring on or after the Closing Date, other
than the claims arising out of acts of Seller or any Seller Related Parties. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">8.2 <U>RELEASE</U>. EFFECTIVE AS OF THE CLOSING, PURCHASER AND PURCHASER&#8217;S AFFILIATES
SHALL BE DEEMED TO HAVE RELEASED EACH OF THE SELLER RELATED PARTIES FROM ALL CLAIMS WHICH PURCHASER OR ANY AGENT, REPRESENTATIVE, AFFILIATE, EMPLOYEE, DIRECTOR, OFFICER, PARTNER, MEMBER, SERVANT, SHAREHOLDER OR OTHER PERSON OR ENTITY ACTING ON
BEHALF OF OR OTHERWISE RELATED TO OR AFFILIATED WITH PURCHASER HAS OR MAY HAVE ARISING FROM OR RELATED TO ANY MATTER OR THING RELATED TO OR IN CONNECTION WITH THE PROPERTY INCLUDING THE DOCUMENTS AND INFORMATION REFERRED TO HEREIN, THE LEASES AND
THE TENANTS THEREUNDER, THE CONTRACTS, ANY CONSTRUCTION DEFECTS, ERRORS OR OMISSIONS IN THE DESIGN OR CONSTRUCTION OF ALL OR ANY PORTION OF THE PROPERTY AND ANY ENVIRONMENTAL CONDITIONS, AND PURCHASER SHALL NOT LOOK TO ANY OF THE SELLER RELATED
PARTIES IN CONNECTION WITH THE FOREGOING FOR ANY REDRESS OR RELIEF; PROVIDED, HOWEVER, THAT THE FOREGOING SHALL NOT BE A WAIVER OF CLAIMS WHICH PURCHASER MAY HAVE ARISING FROM (I)&nbsp;ANY ACT BY SELLER THAT CONSTITUTES FRAUD, (II)&nbsp;A BREACH BY
SELLER OF THE SELLER REPRESENTATIONS THAT EXPRESSLY SURVIVE THE CLOSING, SUBJECT TO THE LIMITATIONS AND CONDITIONS SET FORTH IN THIS AGREEMENT, OR (III)&nbsp;A BREACH BY SELLER OF ITS EXPRESS OBLIGATIONS UNDER THIS AGREEMENT THAT EXPRESSLY SURVIVE
THE CLOSING. THIS RELEASE SHALL BE GIVEN FULL FORCE AND EFFECT ACCORDING TO EACH OF ITS EXPRESSED TERMS AND PROVISIONS, INCLUDING THOSE RELATING TO UNKNOWN AND UNSUSPECTED CLAIMS, DAMAGES AND CAUSES OF ACTION. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">8.3 <U>Survival</U>. The provisions of this Section&nbsp;8 shall survive the Closing or a termination of this Agreement. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">9. <U>Remedies For Default and Disposition of the Deposit</U>.<U> </U> </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">9.1 <U>SELLER DEFAULTS</U>. IF THE TRANSACTION SHALL NOT BE CLOSED BY REASON OF SELLER&#8217;S BREACH OR DEFAULT UNDER THIS AGREEMENT, AND
SUCH BREACH OR DEFAULT IS NOT CURED BY SELLER WITHIN TEN (10)&nbsp;DAYS AFTER WRITTEN NOTICE OF SUCH BREACH OR DEFAULT FROM PURCHASER, THEN PURCHASER SHALL HAVE, SUBJECT TO THE EXPRESS TERMS OF THIS SECTION 9.1, AS ITS SOLE AND EXCLUSIVE REMEDIES
(ALL OTHER RIGHTS AND/OR REMEDIES, WHETHER AVAILABLE AT LAW OR IN EQUITY, BEING IRREVOCABLY WAIVED) THE RIGHT TO EITHER (A)&nbsp;TERMINATE THIS AGREEMENT (IN WHICH EVENT THE DEPOSIT SHALL BE RETURNED TO PURCHASER AND SELLER SHALL REIMBURSE PURCHASER
FOR ITS REASONABLE, THIRD-PARTY, <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">OUT-OF-POCKET</FONT></FONT> COSTS INCURRED BY PURCHASER WITH RESPECT TO THE NEGOTIATION OF THIS AGREEMENT AND PURCHASER&#8217;S DUE DILIGENCE OF THE
PROPERTY PRIOR TO THE TERMINATION OF THIS AGREEMENT (&#8220;<B>PURSUIT COSTS</B>&#8221;) WHICH PURSUIT COSTS SHALL NOT TO EXCEED SEVENTY-FIVE THOUSAND AND 00/100 DOLLARS ($75,000.00) IN THE AGGREGATE (AND WITH RESPECT TO WHICH PURCHASER DELIVERS TO
SELLER THIRD-PARTY INVOICES WITH REASONABLE SUPPORTING INFORMATION AND DOCUMENTATION AND EVIDENCE OF PAYMENT WITHIN THIRTY (30)&nbsp;DAYS AFTER THE DATE ON WHICH PURCHASER GIVES SELLER </P>
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WRITTEN NOTICE OF PURCHASER&#8217;S TERMINATION OF THIS AGREEMENT)),<B> </B>AND NEITHER PARTY HERETO SHALL HAVE ANY FURTHER OBLIGATION OR LIABILITY TO THE OTHER EXCEPT FOR THE SURVIVING
OBLIGATIONS, PURCHASER HEREBY WAIVING ANY RIGHT OR CLAIM TO DAMAGES FOR SELLER&#8217;S BREACH OR DEFAULT, OR (B)&nbsp;IF SELLER SHALL FAIL TO TRANSFER THE PROPERTY PURSUANT TO AND IN ACCORDANCE WITH THE TERMS OF THIS AGREEMENT, SPECIFICALLY ENFORCE
SELLER&#8217;S OBLIGATION TO TRANSFER THE PROPERTY (IT BEING ACKNOWLEDGED THAT THE REMEDY OF SPECIFIC PERFORMANCE SHALL NOT BE APPLICABLE TO ANY OTHER COVENANT OR AGREEMENT OF SELLER CONTAINED HEREIN); PROVIDED THAT ANY ACTION BY PURCHASER FOR
SPECIFIC PERFORMANCE MUST BE FILED, IF AT ALL, WITHIN FORTY-FIVE (45)&nbsp;DAYS OF SELLER&#8217;S BREACH OR DEFAULT, AND THE FAILURE TO FILE WITHIN SUCH PERIOD SHALL CONSTITUTE A WAIVER BY PURCHASER OF SUCH RIGHT AND REMEDY. IF PURCHASER SHALL NOT
HAVE FILED AN ACTION FOR SPECIFIC PERFORMANCE WITHIN THE AFOREMENTIONED TIME PERIOD OR SO NOTIFIED SELLER OF ITS ELECTION TO TERMINATE THIS AGREEMENT, PURCHASER SHALL BE DEEMED FOR ALL PURPOSES OF THIS AGREEMENT TO HAVE ELECTED TO TERMINATE THIS
AGREEMENT IN ACCORDANCE WITH CLAUSE (A)&nbsp;ABOVE. IF SPECIFIC PERFORMANCE IS UNAVAILABLE BECAUSE SELLER HAS SOLD THE PROPERTY TO A BONA FIDE PURCHASER, PURCHASER SHALL HAVE THE RIGHT TO BRING AN ACTION AGAINST SELLER FOR ANY ACTUAL DAMAGES
(PROVIDED, IN NO EVENT SHALL SELLER BE LIABLE FOR SPECIAL, PUNITIVE OR CONSEQUENTIAL DAMAGES) SUFFERED BY PURCHASER AS A RESULT OF SUCH BREACH, PROVIDED THAT SUCH DAMAGES PAYABLE BY SELLER SHALL BE CAPPED AT AN AMOUNT EQUAL TO THE GREATER OF
(A)&nbsp;THE &#8220;BENEFIT OF THE BARGAIN&#8221; DAMAGES (I.E., THE DIFFERENCE BETWEEN THE PURCHASE PRICE PAID BY SUCH BONA FIDE PURCHASER AND THE PURCHASE PRICE), AND (B)&nbsp;ONE MILLION AND 00/100 DOLLARS ($1,000,000.00); PROVIDED FURTHER,
HOWEVER, THAT AS A CONDITION PRECEDENT TO PURCHASER EXERCISING ANY RIGHT IT MAY HAVE TO BRING SUCH A DAMAGE ACTION AS A RESULT OF SELLER&#8217;S SALE OF THE PROPERTY TO A BONA FIDE PURCHASER FOR VALUE, PURCHASER MUST COMMENCE SUCH AN ACTION WITHIN
FORTY-FIVE (45)&nbsp;DAYS AFTER THE OCCURRENCE OF SUCH BREACH OR DEFAULT AND PURCHASER AGREES THAT FAILURE TO TIMELY COMMENCE SUCH ACTION FOR SUCH DAMAGES WITHIN SUCH FORTY-FIVE (45)&nbsp;DAY PERIOD SHALL BE DEEMED A WAIVER OF SUCH RIGHT TO COMMENCE
SUCH ACTION. NOTWITHSTANDING THE FOREGOING OR ANYTHING TO THE CONTRARY IN THIS AGREEMENT, PURCHASER HEREBY WAIVES ANY RIGHT TO FILE ANY LIS PENDENS, NOTICE OF PENDENCY OF ACTION OR OTHER SIMILAR NOTICE OR FORM OF ATTACHMENT AGAINST THE PROPERTY.
NOTHING CONTAINED HEREIN SHALL LIMIT PURCHASER&#8217;S RIGHTS OR REMEDIES WITH RESPECT TO THE SURVIVING OBLIGATIONS. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">9.2 <U>PURCHASER
DEFAULTS</U>. IF THE TRANSACTION SHALL NOT BE CLOSED BY REASON OF PURCHASER&#8217;S BREACH OR DEFAULT UNDER THIS AGREEMENT, THEN THIS AGREEMENT SHALL TERMINATE AND THE RETENTION OF THE DEPOSIT SHALL BE SELLER&#8217;S SOLE AND EXCLUSIVE REMEDY UNDER
THIS </P>
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AGREEMENT, SUBJECT TO THE SURVIVING OBLIGATIONS; PROVIDED, HOWEVER, NOTHING IN THIS AGREEMENT SHALL BE CONSTRUED TO LIMIT SELLER&#8217;S RIGHTS OR DAMAGES UNDER ANY INDEMNITIES GIVEN BY PURCHASER
TO SELLER UNDER THIS AGREEMENT OR LIMIT SELLER&#8217;S RIGHTS OR REMEDIES IF PURCHASER FILES OR CAUSES TO BE FILED ANY LIS PENDENS, NOTICE OF PENDENCY OF ACTION, OR OTHER SIMILAR NOTICE OR FORM OF ATTACHMENT AGAINST THE PROPERTY OR LIMIT
SELLER&#8217;S RIGHTS UNDER THE PROVISIONS OF SECTION 4.2.1(c) AND 4.2.2(F) OF THIS AGREEMENT OR TO LIMIT SELLER&#8217;S RIGHTS TO LITIGATION COSTS IN ACCORDANCE WITH SECTION&nbsp;11.11. IN CONNECTION WITH THE FOREGOING, PURCHASER EXPRESSLY AGREES
THAT THE PROVISIONS OF THIS SECTION&nbsp;9.2 ARE REASONABLE UNDER THE CIRCUMSTANCES AND THE PARTIES RECOGNIZE THAT SELLER WILL INCUR EXPENSE IN CONNECTION WITH THE TRANSACTION AND THAT THE PROPERTY WILL BE REMOVED FROM THE MARKET; FURTHER, THAT IT
IS EXTREMELY DIFFICULT AND IMPRACTICABLE TO ASCERTAIN THE EXTENT OF DETRIMENT TO SELLER CAUSED BY THE BREACH OR DEFAULT BY PURCHASER UNDER THIS AGREEMENT AND THE FAILURE OF THE CONSUMMATION OF THE TRANSACTION OR THE AMOUNT OF COMPENSATION SELLER
SHOULD RECEIVE AS A RESULT OF PURCHASER&#8217;S BREACH OR DEFAULT. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">9.3 <U>Disposition of Deposit</U>. If the Transaction shall close,
then the Deposit shall be applied as a partial payment of the Purchase Price. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">9.4 <U>Survival</U>. The provisions of this Section&nbsp;9
shall survive a termination of this Agreement. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">10. <U>Post-Closing Obligations</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.1 <U>Convene Landlord Work.</U> Seller and Purchaser hereby acknowledge and agree that Seller, as landlord under the Convene Lease, is
obligated to (i)&nbsp;perform the <FONT STYLE="white-space:nowrap">Non-HVAC</FONT> Work, the HVAC Work, the Lobby Work, and the Freight Elevator Work (each as defined in the Convene Lease) (collectively, the &#8220;<B>Convene Landlord
Work</B>&#8221;), and (ii)&nbsp;provide fresh air to the premises leased by Convene under the Convene Lease (the &#8220;<B>Convene Premises</B>&#8221;). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.1.1 <U>HVAC Work, Fresh Air Fan Work, and Freight Elevator Work.</U> (a)&nbsp;Seller and Purchaser hereby acknowledge and agree that, prior
to the Effective Date, in connection with the HVAC Work and the Freight Elevator Work, Seller has entered into (i)&nbsp;those certain construction agreements described on <U>Exhibit <FONT STYLE="white-space:nowrap">O-2</FONT></U> attached hereto
(collectively, the &#8220;<B>Assumed Construction Contracts</B>&#8221;), and (ii)&nbsp;those certain consulting agreements described on <U>Exhibit <FONT STYLE="white-space:nowrap">O-3</FONT></U> attached hereto (collectively, the &#8220;<B>Assumed
Consultant Agreements</B>&#8221;). At Closing, Seller shall assign to Purchaser the Assumed Construction Contracts pursuant to the Assignment and Assumption of Construction Contracts attached hereto as <U>Exhibit U</U> (the &#8220;<B>Assignment and
Assumption of Construction Contracts</B>&#8221;), and Seller shall assign to Purchaser the Assumed Consultant Agreements pursuant to the Assignment and Assumption of Leases and Contracts. Seller and Purchaser hereby acknowledge and agree that, at
Closing, Purchaser shall (a)&nbsp;assume Seller&#8217;s obligations under the Assumed Construction Contracts and the Assumed Consultant Agreements and thereafter complete (or cause to be completed) the HVAC Work and the Freight Elevator Work in
accordance with the terms of the Convene Lease, and (b)&nbsp;assume Seller&#8217;s </P>
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obligations, as landlord under the Convene Lease, with respect to the provision of fresh air in accordance with the Convene Lease and thereafter complete (or cause to be completed) the upgrade
and/or replacement of a certain fresh air fan in the Convene Premises and Building (as such term is defined in the Convene Lease) in accordance with ESRT&#8217;s Fresh Air Fan Work Base Scope (as defined on <U>Exhibit T</U> attached hereto) (the
&#8220;<B>Fresh Air Fan Work</B>&#8221;). Seller shall give Purchaser the following credits against the Purchase Price at Closing: (i)&nbsp;a credit equal to Four Hundred Six Thousand Two Hundred Seventeen and 00/100 Dollars ($406,217.00) in
connection with the HVAC Work (the &#8220;<B>HVAC Work Credit</B>&#8221;), (ii) a credit equal to Six Hundred Seventy-Four Thousand One Hundred Sixteen and 00/100 Dollars ($674,116.00) in connection with the Freight Elevator Work (the
&#8220;<B>Freight Elevator Work Credit</B>&#8221;), and (iii)&nbsp;a credit equal to One Million One Hundred Sixty Thousand and 00/100 Dollars ($1,160,000.00) in connection with the Fresh Air Fan Work (the &#8220;<B>Fresh Air Fan Work
Credit</B>,&#8221; and, each of the HVAC Work Credit, the Freight Elevator Work Credit and Fresh Air Fan Work Credit, as the case may be, are hereinafter referred to as a &#8220;<B>Convene Work Credit</B>&#8221;). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) With respect to each
of the HVAC Work, Freight Elevator Work and Fresh Air Fan Work, Purchaser shall provide to Seller a statement (each, a &#8220;<B>Convene Work Adjustment Statement</B>&#8221;) setting forth the aggregate actual, <FONT STYLE="white-space:nowrap"><FONT
STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> cost incurred by Purchaser to complete the HVAC Work, Freight Elevator Work, and the Fresh Air Fan Work, as applicable (as it applies to the HVAC Work, the Freight Elevator Work, and the Fresh
Air Fan Work, as applicable, the &#8220;<B>Convene Work Cost</B>&#8221;) by the date (each, a &#8220;<B>Convene Work Adjustment Outside Date</B>&#8221;) that is the earlier to occur of (x)&nbsp;thirty (30) days following the completion of the HVAC
Work, the Freight Elevator Work, and the Fresh Air Fan Work, as the case may be, pursuant to the terms of the Convene Lease (each, a &#8220;<B>Convene Work Completion Date</B>&#8221;), and (y)&nbsp;June&nbsp;30, 2027 (the &#8220;<B>Convene Work
Outside Date</B>&#8221;), time being of the essence with respect to Purchaser&#8217;s delivery of each Convene Work Adjustment Statement by the Convene Work Outside Date; provided that, if the applicable Convene Work Completion Date has not occurred
by the Convene Work Outside Date due to delays in the completion of the HVAC Work, Freight Elevator Work or Fresh Air Fan Work (subject to the provisions of <U>Exhibit T</U> hereof), as applicable, solely caused by Force Majeure Events (as such term
is defined in the Convene Lease), then, provided that Purchaser shall provide Seller with notice of the occurrence of such Force Majeure Event(s) (a &#8220;<B>Convene Work Force Majeure Notice</B>&#8221;) within ten (10)&nbsp;Business Days following
Purchaser having knowledge of the occurrence thereof, the Convene Work Outside Date shall be extended one (1)&nbsp;day for each day of delay actually caused by Force Majeure Events with respect to the affected work only. Following the delivery of a
Convene Work Force Majeure Notice, Purchaser shall keep Seller reasonably apprised of the status of the applicable work. Purchaser shall include a calculation of the Convene HVAC Reimbursement Amount (as hereinafter defined) in the Convene Work
Adjustment Statement for the HVAC Work. &#8220;<B>Convene HVAC Reimbursement Amount</B>&#8221; means the lesser of (A) 20% of all hard and soft costs incurred by Seller (provided Seller shall have given Purchaser evidence reasonably satisfactory to
Purchaser of such costs) and/or Purchaser in the aggregate to furnish and install the equipment, power, controls, ductwork, piping, etc. in connection with the HVAC Work (including, without limitation, all costs incurred by Seller and/or Purchaser
pursuant to the Assumed Construction Contract and the Assumed Consultant Agreements with respect to the HVAC Work), and (B)&nbsp;Two Hundred Thousand and 00/100 Dollars ($200,000.00). </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) If any Convene Work Adjustment Statement sets forth that: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(i) such Convene Work Cost (excluding any Excluded Cost Overruns (as hereinafter defined)) exceeds the amount of the corresponding Convene
Work Credit that Purchaser received at Closing, then, provided that Purchaser shall have delivered to Seller in accordance with Section&nbsp;11.9 on or before the applicable Convene Work Outside Date a written request for payment, which request for
payment shall bear the following legend typed in bold, capital letters at the top: &#8220;<B>PAYMENT DUE WITHIN SIXTY (60)</B><B></B><B>&nbsp;DAYS</B>&#8221;, together with invoices and reasonable supporting documentation with respect to such
Convene Work Costs, Seller shall pay to Purchaser the amount by which such Convene Work Cost exceeds the amount of the applicable Convene Work Credit within sixty (60)&nbsp;days after receipt by Seller of such request for payment together with
invoices and reasonable supporting documentation therefor. If Seller fails to pay any amount due to Purchaser under this Section&nbsp;10.1.1(c)(i) within such sixty (60)&nbsp;day period, such unpaid amount shall accrue interest at the Interest Rate
(as such term is defined in the Scholastic Lease) from the date of delivery of such payment request to Seller until the date full payment is made to Purchaser. Notwithstanding the foregoing, in no event shall Seller be obligated to pay any portion
of the Convene Work Cost resulting from (i)&nbsp;change orders to the Assumed Construction Contracts or Assumed Consultant Agreements or changes in the scope of the HVAC Work and/or Freight Elevator Work set forth in the Assumed Construction
Contracts or changes to the scope of ESRT&#8217;s Fresh Air Fan Work Base Scope (as defined on <U>Exhibit T</U>) set forth on <U>Exhibit T</U> (except with respect to the VAV Alternate Work (as defined on <U>Exhibit T</U>) up to the amount of
Remaining Allowance (as defined on <U>Exhibit T</U>) pursuant to the terms set forth on <U>Exhibit T</U>), as applicable, other than those required to comply with all applicable laws or the express terms of the Convene Lease,
(ii)&nbsp;Purchaser&#8217;s failure to adhere to good construction practices (unless required by applicable laws or requested by Scholastic as tenant under the Scholastic Lease), or (iii)&nbsp;the negligence or willful misconduct in the performance
of the HVAC Work, Freight Elevator Work, or Fresh Air Fan Work, as the case may be, by Purchaser or its agents or employees (any of the Convene Work Costs resulting from the events described in the foregoing clauses (i)-(iii), the &#8220;<B>Excluded
Cost Overruns</B>&#8221;). Notwithstanding anything to the contrary contained herein, if Purchaser shall fail to provide a Convene Work Adjustment Statement by the applicable Convene Work Outside Date (as such date may be extended by the terms and
conditions of this Agreement), then Purchaser shall not have the right to make a claim against Seller under this Section&nbsp;10.1.1(c)(i) with respect to the applicable Convene Work Cost; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(ii) the Convene Work Cost (excluding any Excluded Cost Overruns) with respect to the HVAC Work or the Freight Elevator Work, as the case may
be, is less than the amount of the HVAC Work Credit or the Freight Elevator Work Credit, as applicable, then Purchaser shall pay to Seller the amount by which the applicable Convene Work Credit exceeds such Convene Work Cost within sixty
(60)&nbsp;days following the Convene Work Adjustment Outside Date. <B></B>If Purchaser fails to pay any amount due to Seller under this Section&nbsp;10.1.1(b)(ii) within said sixty (60)&nbsp;day period, such unpaid amount shall accrue interest at
the Interest Rate from the applicable Convene Work Adjustment Outside Date until the date full payment is made to Seller; or </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:18%; font-size:10pt; font-family:Times New Roman">(iii) the Convene Work Cost (excluding any Excluded Cost Overruns) with respect to the
Fresh Air Fan Work is less than the amount of the Fresh Air Fan Work Credit, then, subject to Purchaser&#8217;s right to utilize the Remaining Allowance to perform the VAV Alternate Work in accordance with the terms set forth on <U>Exhibit T</U>,
Purchaser shall pay to Seller the amount by which the Fresh Air Fan Work Credit exceeds the aggregate cost of ESRT&#8217;s Fresh Air Fan Work Base Scope and, if applicable, the VAV Alternate Work within sixty (60)&nbsp;days following the applicable
Convene Work Adjustment Outside Date, as the same may be extended pursuant to <U>Exhibit T</U>. <B></B>If Purchaser fails to pay any amount due to Seller under this Section&nbsp;10.1.1(b)(iii) within said sixty (60)&nbsp;day period, such unpaid
amount shall accrue interest at the Interest Rate from the applicable Convene Work Adjustment Outside Date until the date full payment is made to Seller. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) Following Purchaser&#8217;s completion of the HVAC Work in accordance with the terms of the Convene Lease, Purchaser shall enforce the
terms of Section&nbsp;14.07 of Exhibit C of the Convene Lease with respect to Convene&#8217;s obligation to reimburse Purchaser, as landlord thereunder, for the Convene HVAC Reimbursement Amount and shall be responsible for paying such amount to
Seller within ten (10)&nbsp;Business Days after receipt of such amount by Purchaser from Convene. Purchaser shall deliver to Seller a copy of the notice sent to Convene with respect to the Convene HVAC Reimbursement Amount promptly following
delivery of such notice to Convene. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(e) The provisions of this Section&nbsp;10.1.1 shall survive the Closing. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.1.2 <U><FONT STYLE="white-space:nowrap">Non-HVAC</FONT> Work.</U> If the Tenant Estoppel Certificate executed by Convene and delivered to
Purchaser at or prior to Closing (the &#8220;<B>Convene Estoppel</B>&#8221;) (x) states, in substance, that any portion of the <FONT STYLE="white-space:nowrap">Non-HVAC</FONT> Work remains outstanding, (y)&nbsp;claims any default by Seller under the
Convene Lease in the performance of the <FONT STYLE="white-space:nowrap">Non-HVAC</FONT> Work, and/or (z)&nbsp;claims any right, in connection with Seller&#8217;s failure to substantially complete the <FONT STYLE="white-space:nowrap">Non-HVAC</FONT>
Work by the Target Completion Date (as defined in the Convene Lease) to either (I)&nbsp;receive a credit against rent for the reasonable <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> costs and expenses
actually incurred by Convene in exercising its self-help rights under Section&nbsp;2.02(C) of the Convene Lease, or (II)&nbsp;extend the Rent Concession Period (as defined in the Convene Lease) pursuant to Section&nbsp;2.03(B) of the Convene Lease,
then (i)&nbsp;notwithstanding anything to the contrary in Section&nbsp;4.3 of this Agreement, the Tenant Estoppel Certificate with respect to the Convene Lease shall not fail to satisfy the Estoppel Requirements as a result of Convene making a claim
described in the foregoing clauses (x), (y) and/or (z)&nbsp;and Purchaser shall have no right to terminate this Agreement as a result of Convene making a claim described in the foregoing clauses (x), (y) and/or (z)&nbsp;or to obtain a reduction of
the Purchase Price in connection therewith (except as provided in clause (iii)&nbsp;herein), (ii) Seller shall be responsible for completing any outstanding portion of the <FONT STYLE="white-space:nowrap">Non-HVAC</FONT> Work in accordance with the
provisions of the Convene Lease, and (iii)&nbsp;Seller shall give to Purchaser a credit against the Purchase Price at Closing in the amount of any <FONT STYLE="white-space:nowrap">Non-HVAC</FONT> Work Claim Costs (as hereinafter defined) arising
prior to the Closing Date. In the event Purchaser incurs any <FONT STYLE="white-space:nowrap">Non-HVAC</FONT> Work Claim Costs after the Closing Date, Seller shall reimburse Purchaser for such <FONT STYLE="white-space:nowrap">Non-HVAC</FONT> Work
Claim Costs within sixty (60)&nbsp;days following Seller&#8217;s receipt of a request for payment delivered to Seller in accordance with Section&nbsp;11.9, which request for payment shall bear the following legend typed in bold, capital letters at
the top: &#8220;<B>PAYMENT DUE WITHIN SIXTY (60)</B><B></B><B>&nbsp;DAYS,</B><B>&#8221;</B><B> </B>along with<B> </B>invoices and reasonable supporting documentation therefor, including documentation evidencing that Convene is entitled to the amount
of the <FONT STYLE="white-space:nowrap">Non-HVAC</FONT> Work Claim Costs claimed by Convene. If Seller fails to pay any amount due to Purchaser within such sixty (60)&nbsp;day period, such unpaid amount shall accrue interest at the Interest Rate
from the day such payment request </P>
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until the date full payment is made to Purchaser. &#8220;<B>Non-</B><B>HVAC Work Claim Costs</B>&#8221; shall mean (i)&nbsp;the aggregate amount of credits against rent described in clause (z)(I)
of this Section&nbsp;10.1.2 and/or rent concessions due to any extensions of the Rent Concession Period described in the clause (z)(II) of this Section&nbsp;10.1.2, in each case, to the extent claimed by Convene, and (ii)&nbsp;the reasonable <FONT
STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> cost to satisfy any mechanic&#8217;s liens filed against the Real Property resulting from any portion of the <FONT STYLE="white-space:nowrap">Non-HVAC</FONT>
Work for which Seller contracted. The provisions of this Section&nbsp;10.1.2 shall survive the Closing. Seller shall reasonably cooperate with Purchaser after the Closing Date to satisfy such mechanic&#8217;s liens and remove the same from being
filed against the Real Property. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.1.3 <U>Lobby Work.</U> Seller and Purchaser hereby acknowledge and agree that, notwithstanding
anything to the contrary in this Agreement, Seller shall not be responsible for the completion of the Lobby Work under the Convene Lease. Purchaser shall assume Seller&#8217;s obligations, as landlord under the Convene Lease, with respect to the
Lobby Work and shall thereafter complete (or cause to be completed) the Lobby Work in accordance with the terms of the Convene Lease. Seller shall use commercially reasonable efforts to obtain a written agreement from Convene, reasonably acceptable
to Purchaser (the &#8220;<B>Lobby Door Confirmation</B>&#8221;), acknowledging and agreeing that the Lobby Work does not include the replacement of the Building (as defined in the Convene Lease) lobby doors on the Broadway side of the Building (the
&#8220;<B>Lobby Door Replacement</B>&#8221;). In connection with Purchaser&#8217;s assumption of the responsibility for the completion of the Lobby Work, Seller shall give Purchaser a credit against the Purchase Price at Closing in the amount of
Eight Hundred Seventy-Five Thousand and 00/100 Dollars ($875,000.00); provided, however, if on or prior to the Closing Date, Seller has delivered to Purchaser a Lobby Door Confirmation duly executed by Convene, then the amount of such credit shall
be reduced to Eight Hundred Twenty-Five Thousand and 00/100 Dollars ($825,000.00). Prior to the Closing Date, Purchaser shall not (i)&nbsp;enter into any contracts in connection with the Lobby Work (&#8220;<B>Lobby Work Contracts</B>&#8221;) without
the prior written consent of each of (x)&nbsp;Convene, if and to the extent required in accordance with the terms of the Convene Lease, and (y)&nbsp;Seller, which consent shall not be unreasonably withheld or delayed, or (ii)&nbsp;make, nor shall
Purchaser permit any contractors, subcontractors, laborers, materialmen, architects, or engineers to make, any installations, changes, alterations, decorations, replacements, additions, or improvements to, nor store any materials of any kind at, the
Property. If this Agreement shall be terminated for any reason, immediately upon such termination. Purchaser shall assign all Lobby Work Contracts, if any (together with all of Purchaser&#8217;s right, title and interest in any plans,
specifications, bid documents, schedules, drawings, models and other information and materials related to the design of the Lobby Work produced, prepared, if acquired by Purchaser in connection with the Lobby Work) pursuant to the assignment and
assumption agreement in the form attached hereto as <U>Exhibit U</U>. The provisions of this Section&nbsp;10.1.3 shall survive the Closing and any termination of this Agreement. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.1.4 Any dispute relating to the provisions of this Section&nbsp;10.1 shall be resolved by Expedited Arbitration in accordance with the
provisions of Section&nbsp;10.4 hereof. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.2 <U>Other Work.</U> </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.2.1 <U>555 Broadway Roof Replacement.</U> Pursuant to the provisions of the Scholastic Lease, Purchaser, as landlord thereunder, shall be
responsible for the performance of certain Landlord&#8217;s Work (as defined in the Scholastic Lease) including, without limitation, the replacement of the existing roof of the building known as 555 Broadway (&#8220;<B>555 Roof
Replacement</B>&#8221;). In connection therewith, Seller shall give Purchaser a credit against the Purchase Price at Closing in the amount of One Million Three Hundred Seventy-Five Thousand and 00/100 Dollars ($1,375,000.00). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.2.2 <U>AV Equipment.</U> Pursuant to the provisions of the Scholastic Lease, Purchaser, as landlord thereunder, shall be responsible for
the operation and maintenance of an auditorium located on the cellar level of the Building (as defined in the Scholastic Lease) in accordance with the provisions of the Scholastic Lease. In connection therewith, Seller shall give Purchaser a credit
against the Purchase Price at Closing in the amount of One Million and 00/100 Dollars ($1,000,000.00) representing the cost of replacement of the existing AV equipment in such auditorium (the &#8220;<B>Auditorium Work</B>&#8221;). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.2.3 <U>Violations and Open Permits.</U> Purchaser shall be responsible, after the Closing Date, to (i)&nbsp;close out the open permits
applicable to the Real Property and existing on the Effective Date (collectively, the &#8220;<B>Open Permits</B>&#8221;), and (ii)&nbsp;to cure all Violations applicable to the Real Property and existing on the Effective Date, including payment of
fines and penalties imposed by reason of such Violations (the &#8220;<B>Open Violations</B>,&#8221; and, together with the Open Permits, collectively, the &#8220;<B>Open Violations/Permits</B>&#8221;), which Open Violations/Permits are set forth on
<U>Exhibit S</U> attached hereto; it being agreed that Seller and Purchaser shall cooperate in good faith to resolve such Open Violations/Permits. Any disputes between Seller and Purchaser as to the manner and reasonable cost of the resolution of
any Open Violations/Permits shall be resolved by Expedited Arbitration in accordance with Section&nbsp;10.4 hereof. If any of the Open Violations/Permits shall exist as of the Closing, then, at Closing, Seller shall deposit with Escrowee Seven
Hundred Eighty-Five Thousand Three Hundred Forty and 00/100 Dollars ($785,340.00) (the &#8220;<B>Violations/Open Permits Escrow Amount</B>&#8221;) in an interest-bearing escrow account pursuant to a mutually-acceptable escrow agreement by and among
Escrowee, Seller and Purchaser which provides for the disbursement, from time to time, of the Violations/Open Permits Escrow Amount to Purchaser upon delivery by Purchaser to Seller of reasonable documentation evidencing payment of fines and
penalties or <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> costs incurred by Purchaser to close out the Open Permits, cure Open Violations and/or pay any fines and penalties associated therewith, which
disbursement procedure shall include a reasonable Seller objection right (the &#8220;<B>Violations/Open Permits Escrow Agreement</B>&#8221;), which Violations/Open Permits Escrow Agreement shall be negotiated by the parties in good faith prior to
the Closing. The Violations/Open Permits Escrow Agreement shall provide that (i)&nbsp;the Violations/Open Permits Escrow Amount shall be held in escrow as set forth above, and any funds remaining in escrow shall be disbursed upon the earlier to
occur of (x)&nbsp;Purchaser&#8217;s cure of the Open Violations/Permits and (y)&nbsp;June&nbsp;30, 2027 (such earliest date, the &#8220;<B>Violations/Open Permits Outside Date</B>&#8221;), and (ii)&nbsp;upon the Violations/Open Permits Outside Date,
all funds remaining in escrow shall be released to Seller. Seller and Purchaser acknowledge and agree that Seller shall have no obligation to fund any additional amounts in connection with any Open Violations/Permits in excess of the Violations/Open
Permits Escrow Amount. Seller shall have the right to fund the Violations/Open Permits Escrow Amount from the proceeds received by Seller upon Closing. The provisions of this Section&nbsp;10.2.3 shall survive the Closing. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.2.4 <U>Monos HVAC Work and Canopy Work</U>. If the Tenant Estoppel Certificate executed
by Monos (as defined on the Lease Exhibit) and delivered to Purchaser at or prior to Closing (the &#8220;<B>Monos Estoppel</B>&#8221;) (x) states, in substance, that any portion of the HVAC Work and/or the Canopy Work (as such terms are defined on
the Monos Lease) (collectively, the &#8220;<B>Monos Work</B>&#8221;) remain outstanding, or (y)&nbsp;claims any default by Seller under the Monos Lease in the performance of such Monos Work, then (i)&nbsp;notwithstanding anything to the contrary in
Section&nbsp;4.3 of this Agreement, the Tenant Estoppel Certificate with respect to the Monos Lease shall not fail to satisfy the Estoppel Requirements as a result of Monos making a claim described in the foregoing clauses (x)&nbsp;and/or
(y)&nbsp;and Purchaser shall have no right to terminate this Agreement as a result of Monos making a claim described in the foregoing clauses (x)&nbsp;and/or (y)&nbsp;or to obtain a reduction of the Purchase Price in connection therewith, and
(ii)&nbsp;Seller shall be responsible at its cost and expense for completing any outstanding portion of the HVAC Work and/or the Canopy Work in accordance with the provisions of the Monos Lease. In the event Seller is required pursuant to this
Section&nbsp;10.2.4 to complete any outstanding portion of the HVAC Work and/or the Canopy Work following the Closing, then Seller shall be responsible for the performance of such work and payment to satisfy any mechanic&#8217;s liens filed against
the Real Property following the Closing resulting from any Landlord&#8217;s Work under the Monos Lease, including, without limitation, any portion of the HVAC Work and/or the Canopy Work for which Seller contracted. This Section&nbsp;10.2.4 shall
survive the Closing. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.3 <U>Intentionally Omitted.</U> </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.4 <U>Expedited Arbitration.</U> Seller and Purchaser shall each have the right to submit any dispute for which arbitration in accordance
with this Section&nbsp;10.4 is expressly provided in this Agreement, to binding arbitration (&#8220;<B>Expedited Arbitration</B>&#8221;) under the Expedited Procedures provisions (Rules <FONT STYLE="white-space:nowrap">E-1</FONT> through <FONT
STYLE="white-space:nowrap">E-10</FONT> in the current edition) of the Commercial Arbitration Rules of the American Arbitration Association (&#8220;<B>AAA</B>&#8221;). In cases where the Seller and Purchaser utilize such arbitration: (i)&nbsp;Seller
and Purchaser will have no right to object if the arbitrator so appointed was on the list submitted by the AAA and was not objected to in accordance with Rule <FONT STYLE="white-space:nowrap">E-4,</FONT> (ii) the arbitrator shall be selected within
three (3)&nbsp;Business Days following submission of such dispute to arbitration, (iii)&nbsp;the arbitrator shall render their final decision not later than three (3)&nbsp;Business Days after the last hearing, (iv)&nbsp;the first hearing shall be
held within five (5)&nbsp;Business Days after the appointment of the arbitrator, and the last hearing shall be held within fifteen (15)&nbsp;Business Days after the appointment of the arbitrator, (v)&nbsp;any finding or determination of the
arbitrator shall be deemed final and binding (except that the arbitrator shall not have the power to add to, modify or change any of the provisions of this Agreement), and (vi)&nbsp;the losing party in such arbitration shall pay the arbitration
costs charged by AAA and/or the arbitrator. If for any reason a dispute shall arise with respect to the identity of the arbitrator, the arbitrator shall be selected by the AAA within three (3)&nbsp;Business Days after submission of a request
therefor. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">11. <U>Miscellaneous</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.1 <U>Brokers</U>. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">11.1.1
Except as provided in Section&nbsp;11.1.2 below, Seller represents and warrants to Purchaser, and Purchaser represents and warrants to Seller, that no broker or finder has been engaged by it, respectively, in connection with the Transaction. In the
event of a claim for broker&#8217;s or finder&#8217;s fee or commissions in connection with the sale contemplated by this Agreement, then Seller shall indemnify, defend and hold harmless Purchaser from the same if it shall be based upon any
statement or agreement alleged to have been made by Seller, and Purchaser shall indemnify, defend and hold harmless Seller from the same if it shall be based upon any statement or agreement alleged to have been made by Purchaser. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">11.1.2 Seller has agreed to pay a brokerage commission to Newmark&nbsp;&amp; Company Real Estate, Inc. (&#8220;<B>Broker</B>&#8221;) pursuant
to, and subject to the terms of, a separate written agreement with Broker, subject in all respects to the terms and conditions of such separate written agreement. Section&nbsp;11.1.1 hereof is not intended to apply to leasing commissions incurred in
accordance with this Agreement. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.2 <U>Limitation of Liability</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">11.2.1 Notwithstanding anything to the contrary contained in this Agreement or any documents executed in connection herewith, if the Closing
of the Transaction shall have occurred, (i)&nbsp;the aggregate liability of Seller arising pursuant to or in connection with the representations, warranties, indemnifications, covenants or other obligations (whether express or implied) of Seller
under this Agreement or any document or certificate executed or delivered in connection herewith shall not exceed Ten Million and 00/100 Dollars ($10,000,000.00) (the &#8220;<B>Liability Ceiling</B>&#8221;)<B><I> </I></B>and (ii)&nbsp;in no event
shall Seller have any liability to Purchaser unless and until the aggregate liability of Seller arising pursuant to or in connection with the representations, warranties, indemnifications, covenants or other obligations (whether express or implied)
of Seller under this Agreement or any document or certificate executed or delivered in connection herewith shall exceed Two Hundred Thousand Dollars ($200,000) (the &#8220;<B>Liability Floor</B>&#8221;). If Seller&#8217;s aggregate liability to
Purchaser shall exceed the Liability Floor, then Seller shall be liable for the entire amount thereof up to but not exceeding the Liability Ceiling. Notwithstanding anything to the contrary contained herein, in no event shall the Liability Ceiling
or the Liability Floor apply to any claim brought in connection with Sections 10.1.1, 10.1.2, or 10.2.4 of this Agreement. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">11.2.2 Except
for the obligations of Scholastic pursuant to the joinder attached to this Agreement (the &#8220;<B>Joinder</B>&#8221;), none of the Seller Related Parties shall have any personal liability, directly or indirectly, under or in connection with this
Agreement or any agreement made or entered into under or pursuant to the provisions of this Agreement, or any amendment or amendments to any of the foregoing made at any time or times, heretofore or hereafter (other than Scholastic&#8217;s liability
under the Scholastic Lease), and Purchaser and its successors and assigns and all other Persons, shall look solely to Seller&#8217;s assets for the payment of any claim or for any performance, and Purchaser, on behalf of itself and its successors
and assigns, hereby waives any and all such personal liability. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">11.2.3 For purposes of securing Seller&#8217;s obligations pursuant to
Section 11.2.1, Seller has caused Scholastic to execute and deliver the Joinder. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.3 <U>Exhibits; Entire Agreement; Modification</U>. All exhibits attached and referred to
in this Agreement are hereby incorporated herein as if fully set forth in (and shall be deemed to be a part of) this Agreement. This Agreement (together with the Joinder) contains the entire agreement between the parties respecting the matters
herein set forth and supersedes any and all prior agreements between the parties hereto respecting such matters. This Agreement may not be modified or amended except by written agreement signed by both parties. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.4 <U>Business Days</U>. Whenever any action must be taken (including the giving of notice or the delivery of documents) under this
Agreement during a certain period of time (or by a particular date) that ends (or occurs) on a <FONT STYLE="white-space:nowrap">non-Business</FONT> Day, then such period (or date) shall be extended until the next succeeding Business Day. As used
herein, the term &#8220;<B>Business Day</B>&#8221; shall be deemed to mean any day, other than a Saturday or Sunday, on which commercial banks in the State of New York are not required or are authorized to be closed for business. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.5 <U>Interpretation</U>. Section headings shall not be used in construing this Agreement. Whenever the words &#8220;including&#8221;,
&#8220;include&#8221; or &#8220;includes&#8221; are used in this Agreement, they shall be interpreted in a non-exclusive manner. Except as otherwise indicated, all Exhibit and Section references in this Agreement shall be deemed to refer to the
Exhibits and Sections in this Agreement. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.6 <U>Governing Law; Venue</U>. THIS AGREEMENT AND THE OBLIGATIONS ARISING HEREUNDER SHALL BE
GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS MADE AND PERFORMED IN SUCH STATE (WITHOUT REGARD TO PRINCIPLES OF CONFLICTS OF LAWS). TO THE FULLEST EXTENT PERMITTED BY LAW, SELLER AND
PURCHASER EACH HEREBY UNCONDITIONALLY AND IRREVOCABLY WAIVES ANY CLAIM TO ASSERT THAT THE LAW OF ANY OTHER JURISDICTION GOVERNS THIS AGREEMENT AND THIS AGREEMENT SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW
YORK. ANY LEGAL SUIT, ACTION OR PROCEEDING AGAINST SELLER OR PURCHASER ARISING OUT OF OR RELATING TO THIS AGREEMENT SHALL BE INSTITUTED IN A FEDERAL OR STATE COURT IN THE STATE OF NEW YORK, COUNTY OF NEW YORK, AND SELLER AND PURCHASER EACH HEREBY
WAIVES ANY OBJECTIONS WHICH IT MAY NOW OR HEREAFTER HAVE BASED ON VENUE AND/OR FORUM NON CONVENIENS OF ANY SUCH SUIT, ACTION OR PROCEEDING. THE PARTIES HERETO IRREVOCABLY SUBMIT TO THE EXCLUSIVE JURISDICTION OF ANY SUCH COURT IN ANY SUIT, ACTION OR
PROCEEDING. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.7 <U>Construction</U>. Each party hereto acknowledges that it has participated in the drafting of this Agreement, and any
applicable rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not be applied in connection with the construction or interpretation hereof. Each party has been represented by independent counsel in
connection with this Agreement. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.8 <U>Successors and Assigns</U>. Purchaser may not assign or transfer its rights or obligations under
this Agreement without the prior written consent of Seller, which consent may be given or withheld in the sole and absolute discretion of Seller; provided that, in the event of such an assignment or transfer, the transferee shall assume in writing
all of the transferor&#8217;s obligations hereunder (but Purchaser or any subsequent transferor shall not be released from its obligations hereunder). Notwithstanding and without limiting the foregoing, no consent given by Seller to any transfer or
assignment of Purchaser&#8217;s rights or obligations hereunder shall be deemed </P>
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to constitute Seller&#8217;s consent to any other transfer or assignment of Purchaser&#8217;s rights or obligations hereunder and no transfer or assignment in violation of the provisions hereof
shall be valid or enforceable. Subject to the foregoing, this Agreement and the terms and provisions hereof shall inure to the benefit of and be binding upon the successors and assigns of the parties. <B></B>Notwithstanding anything to the contrary
contained in this Agreement, Purchaser shall have the right, without Seller&#8217;s consent but with no less than ten (10)&nbsp;Business Days&#8217; prior written notice to Seller, to (x)&nbsp;assign this Agreement at Closing to one or more
Purchaser Affiliates (as defined below) or (y)&nbsp;to designate one or more Purchaser Affiliates (including, without limitation, <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">tenant-in-common</FONT></FONT> entities) to accept
title to the Property at Closing in connection with Purchaser&#8217;s effectuation of an Exchange (as hereinafter defined) pursuant to the terms of Section&nbsp;11.24 below, provided that, in either case, (i)&nbsp;Purchaser and such assignee or
designee represent and warrant to Seller that such party is a Purchaser Affiliate, (ii)&nbsp;in the event of an assignment of this Agreement (a)&nbsp;such assignee assumes in writing all of Purchaser&#8217;s obligations hereunder, and agrees to be
bound by all the terms and conditions (including releases, waivers and limitations on liability) of this Agreement, pursuant to an assignment and assumption agreement in form and content reasonably acceptable to Seller, and (b)&nbsp;Seller receives
a copy of such assignment and assumption agreement signed by Purchaser and the assignee, (iii)&nbsp;Purchaser remains jointly and severally liable with the assignee or designee for all obligations and indemnifications hereunder notwithstanding such
assignment, and (iv)&nbsp;such assignment or designation shall not require the consent of any third party or delay the consummation of the Transaction. &#8220;<B>Purchaser Affiliate</B>&#8221; means any person or entity that, directly or indirectly,
controls, is controlled by, or is under common control with Empire State Realty Trust, Inc. &#8220;<B>Control</B>&#8221; (and the correlative terms &#8220;controlled by&#8221; and &#8220;under common control with&#8221;) means the possession,
directly or indirectly, of the power to direct, or cause the direction of, the management, policies, business and/or affairs of the entity or person in question, whether by the ownership of voting securities (or other interests), contract or
otherwise (subject to other persons or entities having <FONT STYLE="white-space:nowrap">so-called</FONT> &#8220;major decision&#8221; approval or veto rights, and such other persons or entities shall not be deemed to possess any control as a result
thereof). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.9 <U>Notices</U>. Except as set forth in Section&nbsp;4.3, all notices, demands, consents, approvals, requests or other
communications which any of the parties to this Agreement may desire or be required to give hereunder (collectively, &#8220;<B>Notices</B>&#8221;) shall be in writing and shall be given by personal delivery, electronic mail or reputable overnight
courier service (charges prepaid) or United States registered or certified mail (postage prepaid, return receipt requested) addressed as hereinafter; provided, however, without affecting the sufficiency of delivery by electronic email and for
confirmation purposes only, any Notice given by electronic mail shall also be given by personal delivery, reputable overnight courier service or United States registered or certified mail. Except as otherwise specified herein, the time period in
which a response to any notice or other communication must be made, if any, shall commence to run on the earliest to occur of (a)&nbsp;if by personal delivery, the date of receipt, or attempted delivery, if such communication is refused; (b)&nbsp;if
given by electronic mail, the date on which such email is received; and (c)&nbsp;if sent by overnight courier service or by mail (as aforesaid), the date of receipt or attempted delivery, if such courier service mailing is refused. Any Notice
received after 5:00 P.M. New York time or on a day other than a Business Day shall be deemed received on the first Business Day thereafter. Until further notice, Notices under this Agreement shall be addressed to the parties listed below as follows:
</P> <P STYLE="font-size:12pt; margin-top:0pt; margin-bottom:0pt">&nbsp;</P>
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<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:4.00em; font-size:10pt; font-family:Times New Roman">To Seller:</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom"> <P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Scholastic 557 Broadway, LLC</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">557 Broadway, New York</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">New York 10012</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Attention: Jonathan Feldberg, Director, Corporate Real Estate and Building Management</P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Email: JFeldberg@scholastic.com</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:4.00em; font-size:10pt; font-family:Times New Roman">With a Copy To:</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom"> <P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Scholastic 557 Broadway, LLC</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">557 Broadway, New York</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">New York 10012</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Attention: Christopher Lick, EVP and General Counsel</P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Email: CLick@scholastic.com</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:4.00em; font-size:10pt; font-family:Times New Roman">With a Copy To:</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom"> <P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Hogan Lovells US LLP</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">390 Madison Avenue</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">New York, New York 10017</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Attention: Trevor Adler, Esq.</P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Email: trevor.adler@hoganlovells.com</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:4.00em; font-size:10pt; font-family:Times New Roman">With a Copy of Notices sent by Purchaser pursuant to Sections 10.1.1(c)(i) and 10.1.2 Only To:</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom"> <P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Scholastic 557 Broadway, LLC</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">557 Broadway, New York</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">New York 10012</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Attention: Haji Glover, EVP and Chief Financial Officer</P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Email: HGlover@scholastic.com</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:4.00em; font-size:10pt; font-family:Times New Roman">To Purchaser:</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom"> <P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ESRT <FONT STYLE="white-space:nowrap">555-557</FONT> Broadway, L.L.C.</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">c/o Empire State Realty Trust, Inc.</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">111 West 33rd Street, 12th Floor</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">New York, New York 10120</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Attention: Ryan Kass</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Telephone: (212) <FONT STYLE="white-space:nowrap">850-2756</FONT></P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Email: rkass@esrtreit.com</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:4.00em; font-size:10pt; font-family:Times New Roman">With a Copy To:</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom"> <P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Holland&nbsp;&amp; Knight LLP</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">787 Seventh Avenue, 31st Floor</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">New York, New York 10019</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Attention: Robert Bressman, Esq.</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Telephone: (212) <FONT STYLE="white-space:nowrap">513-3365</FONT></P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Email: robert.bressman@hklaw.com</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:4.00em; font-size:10pt; font-family:Times New Roman">To Escrowee:</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom"> <P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Chicago Title Insurance Company</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">711 Third Avenue, 8<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">New York, New York 10017</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Attention: Jennifer Beltrami, Esq.</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Telephone: (212) <FONT STYLE="white-space:nowrap">880-1218</FONT></P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Email: Jennifer.beltrami@ctt.com</P></TD></TR>
</TABLE>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">Any party may designate another addressee (and/or change its address) for Notices hereunder
by a Notice given pursuant to this Section. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.10 <U>Third Parties</U>. Nothing in this Agreement, whether expressed or implied, is
intended to confer any rights or remedies under or by reason of this Agreement upon any other Person other than the parties hereto and their respective permitted successors and assigns, nor is anything in this Agreement intended to relieve or
discharge the obligation or liability of any third Persons to any party to this Agreement, nor shall any provision give any third parties any right of subrogation or action over or against any party to this Agreement. This Agreement is not intended
to and does not create any third party beneficiary rights whatsoever. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.11 <U>Legal Costs</U>. The parties hereto agree that they shall
pay directly any and all legal costs which they have incurred on their own behalf in the preparation of this Agreement, all deeds and other agreements pertaining to the Transaction, and that such legal costs shall not be part of the closing costs.
In addition, if either Purchaser or Seller brings any suit or other proceeding with respect to the subject matter or the enforcement of this Agreement, Purchaser or Seller, as the case may be, shall pay to the prevailing party (as determined by the
court, agency, arbitrator or other authority before which such suit or proceeding is commenced), in addition to such other relief as may be awarded, the prevailing party&#8217;s reasonable attorneys&#8217; fees, expenses and costs of investigation
actually incurred.&nbsp;The foregoing includes attorneys&#8217; fees, expenses and costs of investigation (including those incurred in appellate proceedings), costs incurred in establishing the right to indemnification, or in any action or
participation in, or in connection with, any case or proceeding under Chapter 7, 11 or 13 of the Bankruptcy Code (11 United States Code Sections&nbsp;101 et seq.), or any successor statutes. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.12 <U>Counterparts</U>. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, but all of
which shall constitute one and the same document by some or all of the parties hereto, and (i)&nbsp;each such counterpart shall be considered an original, and all of which together shall constitute a single Agreement, (ii)&nbsp;the exchange of
executed copies of this Agreement by facsimile or Portable Document Format (PDF) transmission (including any electronic signature covered by the U.S. Federal ESIGN Act of 2000, Uniform Electronic Transactions Act, the Electronic Signatures and
Records Act or other applicable law (e.g., <U>www.docusign.com</U>)), shall constitute effective execution and delivery of this Agreement as to the parties for all purposes, and (iii)&nbsp;signatures of the parties transmitted by facsimile or
Portable Document Format (PDF) (including any electronic signature covered by the U.S. Federal ESIGN Act of 2000, Uniform Electronic Transactions Act, the Electronic Signatures and Records Act or other applicable law (e.g.,
<U>www.docusign.com</U>)), shall be deemed to be their original signatures for all purposes. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.13 <U>Effectiveness</U>. In no event
shall any draft of this Agreement create any obligation or liability, it being understood that this Agreement shall be effective and binding only when a counterpart hereof has been executed and delivered by each party hereto. Seller shall have the
right to discontinue negotiations and withdraw any draft of this Agreement at any time prior to the full execution and delivery of this Agreement by each party hereto. Purchaser assumes the risk of all costs and expenses incurred by Purchaser in any
negotiations or due diligence investigations undertaken by Purchaser with respect to the Property. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-44- </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.14 <U>No Implied Waivers</U>. No failure or delay of either party in the exercise of any
right or remedy given to such party hereunder or the waiver by any party of any condition hereunder for its benefit (unless the time specified in this Agreement for exercise of such right or remedy has expired) shall constitute a waiver of any other
or further right or remedy nor shall any single or partial exercise of any right or remedy preclude other or further exercise thereof or any other right or remedy. No waiver by either party of any breach hereunder or failure or refusal by the other
party to comply with its obligations shall be deemed a waiver of any other or subsequent breach, failure or refusal to so comply. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.15
<U>Discharge of Seller</U><U>&#8217;</U><U>s Obligations</U>. Except as otherwise expressly provided in this Agreement, Purchaser&#8217;s acceptance of the Deed shall be deemed a discharge of all of the obligations of Seller hereunder and all of
Seller&#8217;s representations, warranties, covenants and agreements in this Agreement shall merge in the documents and agreements executed at the Closing and shall not survive the Closing, except and to the extent that, pursuant to the express
provisions of this Agreement, any of such representations, warranties, covenants or agreements are to survive the Closing. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.16 <U>No
Recordation</U>. Neither this Agreement nor any memorandum thereof shall be recorded and any attempted recordation hereof shall be void and shall constitute a default hereunder. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.17 <U>Unenforceability</U>. If all or any portion of any provision of this Agreement shall be held to be invalid, illegal or unenforceable
in any respect, then such invalidity, illegality or unenforceability shall not affect any other provision hereof, and such provision shall be limited and construed as if such invalid, illegal or unenforceable provision or portion thereof were not
contained herein unless doing so would materially and adversely affect a party or the benefits that such party is entitled to receive under this Agreement. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.18 <B><U>Waiver of Trial by Jury</U></B>. <B>TO THE FULLEST EXTENT PERMITTED BY LAW, SELLER AND PURCHASER HEREBY WAIVE TRIAL BY JURY IN ANY
ACTION, PROCEEDING OR </B><B>COUNTERCLAIM (WHETHER ARISING IN TORT OR CONTRACT) BROUGHT BY EITHER AGAINST THE OTHER ON ANY MATTER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS AGREEMENT.</B> </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.19 <U>Disclosure</U>. Notwithstanding any terms or conditions in this Agreement to the contrary, any Person may disclose to any and all
Persons, without limitation of any kind, the tax treatment and structure of the Transaction and all materials of any kind (including opinions or other tax analyses) that are provided relating to such tax treatment and tax structure. For the
avoidance of doubt, this authorization is not intended to permit disclosure of the names of, or other identifying information regarding, the participants in the Transaction, or of any information or the portion of any materials not relevant to the
tax treatment or structure of the Transaction. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.20 <U>Designation of Reporting Person</U>. In order to assure compliance with the
requirements of Section&nbsp;6045 of the Code and any related reporting requirements of the Code, the parties hereto agree as follows: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">11.20.1 The Title Company (for purposes of this Section, the &#8220;<B>Reporting Person</B>&#8221;), by its execution hereof, hereby assumes
all responsibilities for information reporting required under Section&nbsp;6045(e) of the Code. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">11.20.2 Seller and Purchaser each hereby
agree: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) to provide to the Reporting Person all information and certifications regarding such party, as reasonably requested by the
Reporting Person or otherwise required to be provided by a party to the Transaction under Section&nbsp;6045 of the Code; and </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) to
provide to the Reporting Person such party&#8217;s taxpayer identification number and a statement (on Internal Revenue Service Form <FONT STYLE="white-space:nowrap">W-9</FONT> or an acceptable substitute form, or on any other form the applicable
current or future Code sections and regulations might require and/or any form requested by the Reporting Person), signed under penalties of perjury, stating that the taxpayer identification number supplied by such party to the Reporting Person is
correct. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) Each party hereto agrees to retain this Agreement for not less than four years from the end of the calendar year in which
Closing occurred, and to produce it to the Internal Revenue Service upon a valid request therefor. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) The addresses for Seller and
Purchaser are as set forth in Section&nbsp;11.9 hereof, and the real estate subject to the transfer provided for in this Agreement is described in <U>Exhibit A</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.21 <U>Tax Reduction Proceedings</U>. If Seller has heretofore filed, or shall hereafter file, applications for the reduction of the
assessed valuation of the Property and/or instituted certiorari proceedings to review such assessed valuations for any tax year, Purchaser acknowledges and agrees that Seller shall have sole control of such proceedings, including the right to
withdraw, compromise and/or settle the same or cause the same to be brought on for trial and to take, conduct, withdraw and/or settle appeals, and Purchaser hereby consents to such actions as Seller may take therein (except for any proceedings with
respect to the tax year in which the Closing occurs or affecting any subsequent tax year, which shall not be compromised or settled without Purchaser&#8217;s prior consent (not to be unreasonably withheld, conditioned or delayed)). Any refund or the
savings or refund for any year or years prior to the tax year in which the Closing herein occurs shall belong solely to Seller. Any tax savings or refund for the tax year in which the Closing occurs shall be prorated between Seller and Purchaser
after deduction of reasonable attorneys&#8217; fees and other expenses related to the proceeding and all sums payable to tenants under the Leases. Purchaser and Seller agree that all sums payable to tenants under the Leases on account of such tax
savings or refund shall be promptly paid to such tenants following receipt of such tax savings or refund. Purchaser shall execute all consents, receipts, instruments and documents which may reasonably be requested in order to facilitate settling
such proceeding and collecting the amount of any refund or tax savings. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.22 <U>Press Releases</U>. Neither party shall make any press release or other public
disclosure or publicity statement regarding this Agreement or the Transaction without the other party&#8217;s prior written consent (and the wording of same shall be reasonably approved in advance by both parties) and the parties shall coordinate
efforts such that Seller shall be afforded the opportunity to be the first party to issue an approved press release. Notwithstanding the foregoing, either party, without the other party&#8217;s prior written consent, shall be permitted to make such
disclosures regarding this Agreement and the Transaction either (x)&nbsp;as it, or any affiliate thereof or entity advised by any affiliate thereof, including its Parent Entity (as hereinafter defined), is required to disclose in any document
required pursuant to federal or state securities laws (or any similar laws) or any rules or regulations promulgated thereunder, or (y)&nbsp;as either of Purchaser&#8217;s parent company, Empire State Realty Trust, Inc., or Seller&#8217;s parent
company, Scholastic. (each, a &#8220;<B>Parent Entity</B>&#8221;), as applicable, deems reasonably appropriate on earnings calls, provided that the information discussed has been previously disclosed in accordance with clause (x)&nbsp;above;
provided that Purchaser shall provide Seller with reasonable advance notice of such disclosure and coordinate efforts such that Seller shall be afforded the opportunity to be the first party to make such disclosures. The provisions of this
Section&nbsp;11.22 shall survive the Closing or any termination of this Agreement. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.23 <U>No Offer</U>. Seller&#8217;s delivery of
unsigned copies of this Agreement is solely for the purpose of review by the Purchaser, and neither the delivery nor any prior communications between the parties, whether oral or written, shall in any way be construed as an offer by Seller, nor in
any way imply that Seller is under any obligation to enter the transaction which is the subject of this Agreement. The signing of this Agreement by Purchaser constitutes an offer which shall not be deemed accepted by Seller unless and until Seller
has signed this Agreement and delivered a duplicate original to Purchaser. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.24 <U>1031 Exchange</U>.<B> </B>Purchaser has advised
Seller that Purchaser may effect a &#8220;forward&#8221;, &#8220;reverse&#8221;, or other <FONT STYLE="white-space:nowrap">tax-free</FONT> exchange (each, an &#8220;Exchange&#8221;) in accordance with Section&nbsp;1031 of the Code in connection with
the sale of the Property, which Exchange will involve an exchange of another property or properties, and the Property. Seller shall reasonably accommodate Purchaser in connection with the Exchange provided that (a)&nbsp;Seller shall incur any cost,
expense or liability in connection with the Exchange, (b)&nbsp;the Exchange does not directly or indirectly reduce the Purchase Price, (c)&nbsp;the Exchange will not delay or otherwise adversely affect the Closing, (d)&nbsp;all documents to be
executed by Seller in connection with such exchange shall be subject to the reasonable approval of Seller and shall expressly state, without qualification, that Seller (i)&nbsp;is acting solely as an accommodating party to such exchange,
(ii)&nbsp;shall have no liability with respect thereto, and (iii)&nbsp;is making no representation or warranty that the Transaction qualifies as a <FONT STYLE="white-space:nowrap">tax-free</FONT> exchange under Section&nbsp;1031 of the Code or any
applicable state or local laws , (e) in no event shall Seller be obligated to acquire any property or otherwise be obligated to take title, or appear in the records of title, to any property in connection with such exchange, (f)&nbsp;Purchaser shall
indemnify, defend and hold Seller harmless from and against any and all Claims suffered or incurred by any of the Seller Related Parties and arising out of or in connection with the Exchange, (g)&nbsp;the Exchange is carried out in accordance with
all applicable laws and all documentation concerning the Exchange shall be reasonably satisfactory in all respects to Seller and its attorneys, (h)&nbsp;the Exchange does not adversely affect Seller in any material respect or adversely affect the
defeasance of the Mortgages, and (i)&nbsp;the Exchange does not have an adverse effect on title to the Real Property. The terms and provisions of this Section&nbsp;11.24 shall survive the Closing. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.25 <U>Exclusivity</U>. In consideration of the time, effort and financial resources that
Purchaser will be committing to the transaction contemplated by this Agreement and in recognition of the time necessary to successfully consummate such a transaction, Seller agrees that, from and after the Effective Date until the earlier to occur
of the Closing or the termination of this Agreement, Seller shall not consent to, accept or entertain offers, negotiate, solicit interest or otherwise enter into discussions involving the sale, ground lease, or refinancing of the Real Property. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11.26 <U>Survival</U>. The provisions of this Section&nbsp;11 shall survive the Closing or a termination of this Agreement. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>[Remainder of Page Intentionally Left Blank] </B></P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-48- </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement as of the date
first above written. </P> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P><DIV ALIGN="right">
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<TD VALIGN="top" COLSPAN="3">SELLER:</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16" COLSPAN="3"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="3"><B>SCHOLASTIC 557 BROADWAY, LLC</B>, a Delaware limited liability company</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16"></TD>
<TD HEIGHT="16" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">By:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">/s/ Haji Glover</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Name: Haji Glover</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Title: Chief Financial Officer, Executive Vice President</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16" COLSPAN="3"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="3">PURCHASER:</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16" COLSPAN="3"></TD></TR>
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<TD VALIGN="top" COLSPAN="3"><B>ESRT <FONT STYLE="white-space:nowrap">555-557</FONT> BROADWAY, L.L.C.</B>, a Delaware limited liability company</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16"></TD>
<TD HEIGHT="16" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">By:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">/s/ Christina Chiu</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Name: Christina Chiu</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Title: President</TD></TR>
</TABLE></DIV>
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<TD VALIGN="bottom" COLSPAN="3"><B>JOINDER AS TO SECTION&nbsp;11.20 ONLY:</B></TD></TR>
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<TD HEIGHT="16" COLSPAN="3"></TD></TR>
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<TD VALIGN="top" COLSPAN="3"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman"><B>CHICAGO TITLE INSURANCE COMPANY</B></P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16"></TD>
<TD HEIGHT="16" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom">By:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom"> <P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">/s/ Jennifer Beltrami</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">Name: Jennifer Beltrami</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">Title: Underwriting Counsel</TD></TR>
</TABLE>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>JOINDER </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">1. In consideration of Purchaser&#8217;s execution of that certain Contract of Purchase and Sale (the &#8220;<B>Agreement</B>&#8221;) to which
this &#8220;<B>Joinder</B>&#8221; is attached (and of which it forms a part), the undersigned (&#8220;<B>Scholastic</B>&#8221;), hereby absolutely, unconditionally and irrevocably guarantees the obligations of Seller (i)&nbsp;with respect to any
breach of the representations and warranties of Seller set forth in Section&nbsp;7.1.1 of the Agreement or in any Closing Document, and (ii)&nbsp;pursuant to Sections 10.1.1, 10.1.2, and 10.2.4 of the Agreement, but only if the Closing occurs
(collectively, the &#8220;<B>Obligations</B>&#8221;), in each case, in accordance with the terms of, and subject to the limitations set forth in, the Agreement; provided that Scholastic&#8217;s liability with respect to a breach of said
representations and warranties shall in all instances be subject to the limitations set forth in Section&nbsp;11.2 of the Agreement. Capitalized terms used in this Joinder and not otherwise defined herein shall have the same meanings as set forth in
the Agreement. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">2. Scholastic acknowledges that Scholastic is an affiliate of Seller and that Scholastic will derive substantial benefits
from the execution of the Agreement and the transactions contemplated thereby, and that Scholastic&#8217;s execution of this Joinder is a material inducement and condition to Purchaser&#8217;s execution of the Agreement. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">3. Notwithstanding anything to the contrary contained in this Joinder, the obligations and liabilities of Scholastic under this Joinder with
respect to the Obligations are joint and several with Seller and are subject to all limitations applicable to Seller&#8217;s obligations and liabilities under the Agreement, including, but not limited to, with respect to a breach of Seller&#8217;s
representations and warranties, the limitations set forth in Section&nbsp;7.1 and Section&nbsp;11.2 of the Agreement, and all such limitations are incorporated herein by this reference as if set forth in full herein. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">4. The provisions of this Joinder with respect to any breach of the representations and warranties of Seller set forth in Section&nbsp;7.1.1
of the Agreement or in any Closing Document shall survive the Closing for the Survival Period. The provisions of this Joinder with respect to Sections 10.1.1, 10.1.2, or 10.2.4 of the Agreement shall survive the Closing without regard to the
Survival Period, Liability Ceiling or Liability Floor. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">5. The Obligations of Scholastic shall not be affected, modified or diminished by
reason of any modification of the Agreement by Seller and Purchaser. This Joinder shall not be modified without the prior written consent of Purchaser. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">6. This Joinder shall be governed by, interpreted under and construed and enforced in accordance with, the laws of the State of New York,
without reference to conflicts of laws principles. EACH OF SCHOLASTIC AND PURCHASER HEREBY IRREVOCABLY WAIVE ALL RIGHTS TO A TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM ARISING OUT OF OR RELATING TO THIS JOINDER. THIS WAIVER IS A
MATERIAL INDUCEMENT FOR SCHOLASTIC AND PURCHASER TO ENTER INTO AND ACCEPT THIS JOINDER. Any action brought hereunder shall be brought in a court of law located in the City, County and State of New York. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">7. If either Purchaser or Scholastic brings any suit or other proceeding with respect to the
subject matter or the enforcement of this Joinder, Purchaser or Scholastic, as the case may be, shall pay to the prevailing party (as determined by the court, agency, arbitrator or other authority before which such suit or proceeding is commenced),
in addition to such other relief as may be awarded, the prevailing party&#8217;s reasonable attorneys&#8217; fees, expenses and costs of investigation actually incurred. The foregoing includes attorneys&#8217; fees, expenses and costs of
investigation (including those incurred in appellate proceedings), costs incurred in establishing the right to indemnification, or in any action or participation in, or in connection with, any case or proceeding under Chapter 7, 11 or 13 of the
Bankruptcy Code (11 United States Code Sections 101 et seq.), or any successor statutes. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">8. This Joinder has been duly authorized,
executed, and delivered by, and is binding upon and enforceable against Scholastic in accordance with the terms of hereof, except as may be limited by bankruptcy, insolvency, reorganization, moratorium or similar laws of general application
affecting the rights and remedies of creditors. Scholastic has taken all action required of Scholastic to perform its obligations under this Joinder. Scholastic is a corporation, duly organized and validly existing and in good standing under the
laws of the State of New York, and is, or on the Closing Date will be, duly authorized and qualified to do all things required of it under this Joinder. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">9. This Joinder may be executed in one or more counterparts, each of which shall be deemed an original, but all of which shall constitute one
and the same document by some or all of the parties hereto, and (i)&nbsp;each such counterpart shall be considered an original, and all of which together shall constitute a single agreement, (ii)&nbsp;the exchange of executed copies of this Joinder
by facsimile or Portable Document Format (PDF) transmission (including any electronic signature covered by the U.S. Federal ESIGN Act of 2000, Uniform Electronic Transactions Act, the Electronic Signatures and Records Act or other applicable law
(e.g., <U>www.docusign.com</U>)), shall constitute effective execution and delivery of this Joinder as to the parties for all purposes, and (iii)&nbsp;signatures of the parties transmitted by facsimile or Portable Document Format (PDF) (including
any electronic signature covered by the U.S. Federal ESIGN Act of 2000, Uniform Electronic Transactions Act, the Electronic Signatures and Records Act or other applicable law (e.g., www.docusign.com)), shall be deemed to be their original signatures
for all purposes. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">[Remainder of Page Intentionally Left Blank; Signature Page Follows] </P>
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<TD VALIGN="top" COLSPAN="3"><B>SCHOLASTIC INC.</B>,</TD></TR>
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<TD VALIGN="top" COLSPAN="3">a New York Corporation</TD></TR>
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<TD HEIGHT="13"></TD>
<TD HEIGHT="13" COLSPAN="2"></TD></TR>
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<TD VALIGN="top">By:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">/s/ Haji Glover</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="3">Name: Haji Glover</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="3">Title: Chief Financial Officer, Executive Vice President</TD></TR>
</TABLE></DIV> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">[signatures continue on following page] </P>
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<TD VALIGN="top" COLSPAN="3"><B>ESRT <FONT STYLE="white-space:nowrap">555-557</FONT> BROADWAY, L.L.C., </B></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="3">a Delaware limited liability company</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="13"></TD>
<TD HEIGHT="13" COLSPAN="2"></TD></TR>
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<TD VALIGN="top">By:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">/s/ Christina Chiu</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="3">Name: Christina Chiu</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="3">Title: President</TD></TR>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>EXHIBIT A </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>(LAND) </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><U>557 Broadway: </U></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">ALL that certain plot, piece or parcel of land, situate, lying and being in the Borough of Manhattan, County, City and State of New York, bounded and described
as follows: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">BEGINNING at a point on the westerly side of Broadway, distant 101 feet southerly from the corner formed by the intersection of the said
westerly side of Broadway with the southerly side of Prince Street; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">RUNNING THENCE westerly parallel with Prince Street, 200 feet to the easterly side of
Mercer Street; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">THENCE southerly along the said easterly side of Mercer Street, 50 feet; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">THENCE easterly again parallel with Prince Street, 200 feet to the westerly side of Broadway; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">THENCE northerly along the said westerly side of Broadway, 50 feet to the point or place of BEGINNING. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">(For Information Only: Block 498 Lot 9) </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><U>555 Broadway:
</U></P> <P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">ALL that certain plot, piece or parcel of land, situate, lying and being in the Borough of Manhattan, City, County and State of New York, bounded and
described as follows: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">BEGINNING at a point on the westerly side of Broadway, distant 224 feet 8 inches northerly from the corner formed by the
intersection of the westerly side of Broadway and the northerly side of Spring Street; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">RUNNING THENCE westerly along the southerly face of the southerly
wall of the building on the premises herein described, 200 feet 3 inches to the easterly side of Mercer Street at a point therein distant 225 feet 1/4 of an inch northerly from the northerly side of Spring Street, as measured along said easterly
side of Mercer Street; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">RUNNING THENCE northerly along the easterly side of Mercer Street, 99 feet 5 inches; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">THENCE easterly on a line which forms an angle on its northerly side with easterly side of Mercer Street of 90 degrees 32 minutes 10 seconds, 50 feet to an
angle point; </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">A-1 </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">THENCE easterly on a line drawn parallel with the southerly side of Prince Street and partly along the
northerly face of the northerly wall of the building on the premises herein described, 150 feet 3 inches to the westerly side of Broadway; and </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">THENCE
southerly along the westerly side of Broadway, 99 feet 1 inch to the point or place of BEGINNING. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">(For Information Only: Block 498 Lot 11) </P>
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<TYPE>EX-10.2
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<FILENAME>d32159dex102.htm
<DESCRIPTION>EX-10.2
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<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="right"><B>Exhibit 10.2 </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="right">EXECUTION VERSION </P>
<P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P><DIV STYLE="line-height:1.0pt;margin-top:0pt;margin-bottom:0pt;border-bottom:1px solid #000000">&nbsp;
</DIV><DIV STYLE="line-height:3.0pt;margin-top:0pt;margin-bottom:2pt;border-bottom:1px solid #000000">&nbsp;</DIV> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>ESRT <FONT
STYLE="white-space:nowrap">555-557</FONT> BROADWAY, L.L.C. </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">LANDLORD </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">AND </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>SCHOLASTIC INC. </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">TENANT </P> <P STYLE="font-size:6pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><U>&#8195;&#8195;&#8195;&#8195;&#8195;</U> </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">L E A S E </P> <P STYLE="font-size:6pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><U>&#8195;&#8195;&#8195;&#8195;&#8195;</U> </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">DATED: as of ______________, 2025 </P> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
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<TD VALIGN="top" ALIGN="right">Premises:&#8195;&#8195;&#8195;</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">The entire 6th, 7th, 8th, 9th, 10th, 11th<SUP STYLE="font-size:75%; vertical-align:top"> </SUP>and 12th floors</TD></TR>
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<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"><FONT STYLE="white-space:nowrap">555-557</FONT> Broadway</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">New York, New York 10012</TD></TR>
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<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>TABLE OF CONTENTS </U></B></P>
<P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
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<TD VALIGN="bottom" WIDTH="2%"></TD>
<TD></TD>
<TD></TD>
<TD></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:8pt">
<TD VALIGN="bottom" NOWRAP> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; border-bottom:1.00pt solid #000000; display:table-cell; font-size:8pt; font-family:Times New Roman; "><B>Article</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" COLSPAN="2" ALIGN="center" STYLE="border-bottom:1.00pt solid #000000"><B>Page</B></TD>
<TD VALIGN="bottom">&nbsp;</TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 1 BASIC LEASE PROVISIONS; DEMISE OF PREMISES</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 2 COMMENCEMENT OF LEASE TERM; TRANSITION SPACE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">3</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 3 RENT</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 4 USE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 5 ALTERATIONS; LIENS; TENANT&#8217;S PROPERTY</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">6</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 6 REPAIRS AND MAINTENANCE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">15</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 7 COMPLIANCE WITH LAW</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 8 INSURANCE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">22</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 9 FIRE OR CASUALTY</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">25</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 10 ASSIGNMENT AND SUBLETTING</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">27</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 11 INDEMNIFICATION</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">38</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 12 CONDEMNATION</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">40</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 13 ACCESS; BUILDING NAME</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">42</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 14 BANKRUPTCY</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">44</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 15 DEFAULTS, REMEDIES, DAMAGES</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">45</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 16 CURING TENANT&#8217;S DEFAULTS; REIMBURSEMENT</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">48</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 17 QUIET ENJOYMENT</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">49</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 18 BUILDING SERVICES</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">49</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 19 TAXES; OPERATING EXPENSES</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">52</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 20 ELECTRICITY</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">64</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 21 BROKER</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">66</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 22 SUBORDINATION; <FONT STYLE="white-space:nowrap">NON-DISTURBANCE</FONT></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">66</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 23 ESTOPPEL CERTIFICATE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">68</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 24 LEGAL PROCEEDINGS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">68</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 25 SURRENDER</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">69</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 26 RULES AND REGULATIONS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">70</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 27 PERSONS BOUND</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">71</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 28 NOTICES</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">72</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 29 PRESS RELEASES; BRAND RESTRICTIONS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">72</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 30 NO WAIVER; ENTIRE AGREEMENT</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">72</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 31 MISCELLANEOUS PROVISIONS; DEFINITIONS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">73</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 32 INABILITY TO PERFORM; SEVERABILITY</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">80</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 33 RENEWAL OPTION</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">81</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 34 RIGHT OF FIRST OFFER (SALE)</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">83</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 35 RIGHT OF FIRST OFFER (LEASE)</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">84</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 36 INTENTIONALLY OMITTED</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">89</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 37 LOBBY SECURITY</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">89</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ARTICLE 38 <FONT STYLE="white-space:nowrap">SUB-CELLAR,</FONT> CELLAR AND EMERGENCY POWER SYSTEM
LICENSES</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">89</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
</TABLE> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="100%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" ALIGN="center">


<TR>

<TD WIDTH="9%"></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD WIDTH="1%"></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD WIDTH="83%"></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD></TD>
<TD></TD>
<TD></TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">SCHEDULE I</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Payment Instructions</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">S-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">SCHEDULE&nbsp;II</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Additional Provisions</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">S-2</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16"></TD>
<TD HEIGHT="16" COLSPAN="2"></TD>
<TD HEIGHT="16" COLSPAN="2"></TD>
<TD HEIGHT="16" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;A&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Floor Plans</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">A-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;B&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Form of Commencement Date Agreement</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">B-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;C&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Persons occupying portions of the Demised Premises</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">C-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;D&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Legal Descriptions</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">D-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;E&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Cleaning Specifications</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">E-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;F&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Rules and Regulations</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">F-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"><FONT STYLE="white-space:nowrap">EXHIBIT&nbsp;&#8220;F-1&#8221;</FONT></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Alteration Rules and Regulations</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">F-1-1</FONT></FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;G&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Intentionally Omitted</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">G-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;H&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Approved Vendors</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">H-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;I&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Intentionally Omitted</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">I-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;J&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Intentionally Omitted</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">J-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;K&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Intentionally Omitted</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">K-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;L&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"><FONT STYLE="white-space:nowrap">Move-Out</FONT> Obligations</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">L-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT&nbsp;&#8220;M&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Form of Subtenant SNDA</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">M-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;N&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Transition Space</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">N-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;O&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Intentionally Omitted</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">O-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">EXHIBIT &#8220;P&#8221;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">&#8211;</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Security Modifications and Installations</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right"><FONT STYLE="white-space:nowrap">P-1</FONT></TD>
<TD NOWRAP VALIGN="top">&nbsp;</TD></TR>
</TABLE> <P STYLE="font-size:24pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P> <P STYLE="font-size:6pt; margin-top:0pt; margin-bottom:0pt">&nbsp;</P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">i </P>

</DIV></Center>


<p style="margin-top:1em; margin-bottom:0em; page-break-before:always"> </p>
<HR SIZE="3" style="COLOR:#999999" WIDTH="100%" ALIGN="CENTER">

<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>INDEX OF DEFINED TERMS </U></B></P>
<P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="100%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" ALIGN="center">


<TR>

<TD WIDTH="91%"></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD></TD>
<TD></TD>
<TD></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:8pt">
<TD VALIGN="bottom" NOWRAP> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; border-bottom:1.00pt solid #000000; display:table-cell; font-size:8pt; font-family:Times New Roman; "><B>TERM</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" COLSPAN="2" ALIGN="center" STYLE="border-bottom:1.00pt solid #000000"><B>SECTION</B></TD>
<TD VALIGN="bottom">&nbsp;</TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">555 Building</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">557 Building</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">AAA</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">11.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Above-Ground Transition Space</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Acceptance Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Affiliate</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Alteration Rules and Regulations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Alterations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Alternate Tenant&#8217;s Contractor</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Amenity Space</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule&nbsp;II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Amenity Space Renovations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Annual Environmental Performance Report</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.07</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Annual Savings</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Annual Statement</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Approved Contractor List</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Approved Vendors</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">4.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Artwork Standards</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Assessed Valuation</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Assignment/Sublet Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Audit</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Auditorium</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Authorized Use</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">AV Equipment</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">AV Equipment Replacement Work</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">AV Work Deadline</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Available</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Available Offer Space</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Base Operating Year</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Base Tax Amount</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Below-Grade Space</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">38.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Below-Grade Space License</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">38.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Below-Ground Transition Space</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Bicycle Storage Room</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Building</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Building Electric Emissions</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.07</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Building Emissions Fine</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.07</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Building Emissions Limit</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.07</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Building Insurance</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">8.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Building Systems</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Business Days</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Business Hours</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Caf&eacute; Operator</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Cap Amount</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">CCR</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Cellar Space</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">38.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Change in Other Material Terms</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Commencement Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Common Roof</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.09</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Comparable Buildings</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Competitor Business</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Competitor Firm</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Concealed Work</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">13.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Construction Period</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">9.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Continued Occupancy Period</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">25.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Contractor&#8217;s Estimate</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">9.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Control</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Controllable Costs</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Convene</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">CPI</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman"><FONT STYLE="white-space:nowrap">CPI-AUC</FONT></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Damages</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">11.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Damages Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">12.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Data Rooms</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Declaration</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Demised Premises</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Demised Premises Submeter</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">20.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR></TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">ii </P>

</DIV></Center>


<p style="margin-top:1em; margin-bottom:0em; page-break-before:always"> </p>
<HR SIZE="3" style="COLOR:#999999" WIDTH="100%" ALIGN="CENTER">

<Center><DIV STYLE="width:8.5in" align="left">

 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>INDEX OF DEFINED TERMS </U></B></P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>(continued) </B></P> <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P>

<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="100%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" ALIGN="center">


<TR>

<TD WIDTH="91%"></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD></TD>
<TD></TD>
<TD></TD></TR>



<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:8pt">
<TD VALIGN="bottom" NOWRAP> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; border-bottom:1.00pt solid #000000; display:table-cell; font-size:8pt; font-family:Times New Roman; "><B>TERM</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" COLSPAN="2" ALIGN="center" STYLE="border-bottom:1.00pt solid #000000"><B>SECTION</B></TD>
<TD VALIGN="bottom">&nbsp;</TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Designated Contractor Alterations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Desk Sharing Cap</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Desk Sharing Entity</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Determination Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">33.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Disabilities Act</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Disposition</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Dispute Threshold</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Election Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Election Period</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Estimate Statement</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Estimated Payment</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Event of Default</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">15.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Events of Default</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">15.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Exercise Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">33.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Existing Artwork</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule&nbsp;II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Existing Capacity</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">20.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Existing Signage</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Existing Submeter</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">20.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Expedited Arbitration</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">11.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Expiration Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Extra Rubbish Removal</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Failure</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">6.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">FF&amp;E</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Financing Sale Terms</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Fire Safety Director</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">First Renewal Option</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">33.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">First Renewal Term</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">33.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Fitness Center</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Fixed Rent</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Force Majeure Events</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">32.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Freight Operating Hours</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">GAAP</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Generator Equipment</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">38.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Hazardous Materials</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Holidays</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Hourly Fee</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">HVAC</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">HVAC Equipment</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">HVAC Equipment Replacement Work</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">HVAC Work Deadline</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Identification Plaques</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Indemnified Party</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">11.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Initial <FONT STYLE="white-space:nowrap">Lease-Up</FONT></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Initial Transition Space Period</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Insurance Boards</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Interest</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Interest Rate</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">16.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Interests</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Interruption</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">6.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Labor Costs</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Land</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Landlord</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Preamble</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Landlord Leaseback</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Landlord shall have no liability to Tenant</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.11</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Landlord&#8217;s Affiliates</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.18</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Landlord&#8217;s Electricity Cost</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">20.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Landlord&#8217;s Restoration Work</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">9.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Landlord&#8217;s Work</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Landmarks Preservation Commission</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.06</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Lease</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Preamble</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Lease Term</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Leaseback Area</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Leaseback Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Leaseback Option</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Legal Requirements</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">License Fee</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">38.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR></TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">iii </P>

</DIV></Center>


<p style="margin-top:1em; margin-bottom:0em; page-break-before:always"> </p>
<HR SIZE="3" style="COLOR:#999999" WIDTH="100%" ALIGN="CENTER">

<Center><DIV STYLE="width:8.5in" align="left">

 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>INDEX OF DEFINED TERMS </U></B></P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>(continued) </B></P> <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P>

<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="100%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" ALIGN="center">


<TR>

<TD WIDTH="91%"></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD></TD>
<TD></TD>
<TD></TD></TR>

<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:8pt">
<TD VALIGN="bottom" NOWRAP> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; border-bottom:1.00pt solid #000000; display:table-cell; font-size:8pt; font-family:Times New Roman; "><B>TERM</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" COLSPAN="2" ALIGN="center" STYLE="border-bottom:1.00pt solid #000000"><B>SECTION</B></TD>
<TD VALIGN="bottom">&nbsp;</TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Licensed Marks</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule&nbsp;II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Local Law</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.07</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Market Value Rent</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">33.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Marketing Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Material Interruption</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">6.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Memo Termination Documents</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.07</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Mercer Elevators</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Mercer Lobby</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Minimum Standard</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Modified Tenant Leasing Requirement</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Mortgage</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Mortgagee</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman"><FONT STYLE="white-space:nowrap">Move-Out</FONT> Obligations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">MVR Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">33.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">MVR Objection Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">33.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Negotiation Period</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Network</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.10</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">New Tenant Lobby Artwork</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">28.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Occupancy Payment</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">25.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">OFAC</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.18</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Offer Conditions</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Offer Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Offer Period</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Offer Price</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Offer Space</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Offer Space Inclusion Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Offer Space MVR</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.08</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Offer Space MVR Objection Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.08</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Offer Space Option</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Offset Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">6.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Operating Dispute Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Operating Expense Payment</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Operating Expenses</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Operating Statement</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Operating Year</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Outside Exercise Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Overlandlord</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Overtime Fee</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Overtime Periods</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Pandemic Events</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">32.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Parent Entity</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Partial Sublet Space</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Payback Period</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Payment Instructions</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">3.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">permits</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Person</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Persons Within Landlord&#8217;s Control</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Persons Within Tenant&#8217;s Control</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman"><FONT STYLE="white-space:nowrap">Pre-Approved</FONT> Uses</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Pressure Tank</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Pressure Tank Replacement Work</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Priority Occupant</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Profit</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.07</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Prohibited Person</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.18</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">REA</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Recapture Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Recapture Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Recapture Option</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Recurring Additional Rent</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Related Corporation(s)</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Renewal Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">33.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Renewal Options</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">33.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Renewal Term</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">33.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Rentable Square Feet</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Repairs</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR></TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">iv </P>

</DIV></Center>


<p style="margin-top:1em; margin-bottom:0em; page-break-before:always"> </p>
<HR SIZE="3" style="COLOR:#999999" WIDTH="100%" ALIGN="CENTER">

<Center><DIV STYLE="width:8.5in" align="left">

 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>INDEX OF DEFINED TERMS </U></B></P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>(continued) </B></P> <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P>

<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="100%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" ALIGN="center">


<TR>

<TD WIDTH="91%"></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD></TD>
<TD></TD>
<TD></TD></TR>

<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:8pt">
<TD VALIGN="bottom" NOWRAP> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; border-bottom:1.00pt solid #000000; display:table-cell; font-size:8pt; font-family:Times New Roman; "><B>TERM</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" COLSPAN="2" ALIGN="center" STYLE="border-bottom:1.00pt solid #000000"><B>SECTION</B></TD>
<TD VALIGN="bottom">&nbsp;</TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Replacement Floor</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule&nbsp;II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Reputational Standard</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Restricted Competitor Firm</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Right of First Offer (Sale)</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ROFO Contract</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ROFO Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ROFO Waiver Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Roof</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Roof Related Work</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Roof Related Work Deadline</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Roof Replacement Work</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">RSF</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Rules and Regulations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">26.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Sale Agreement</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Sale Asset</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Satellite Antenna</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.09</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Scholastic</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Scholastic Owner</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Second Renewal Option</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">33.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Second Renewal Term</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">33.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Secure Areas</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">13.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Security Modifications and Installations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Security Substantial Completion Notice</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Security Work Self-Help Costs</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Seller</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34.04</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Specialty Alterations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.06</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Structural Alterations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman"><FONT STYLE="white-space:nowrap">Sub-Cellar</FONT> Space</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">38.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Submeter Installation Target Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">20.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Subtenant Net Worth Requirement</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.06</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Subtenant SNDA</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.06</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Successor Corporation</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Supplemental <FONT STYLE="white-space:nowrap">Air-Conditioning</FONT> System</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">6.05</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Surrender Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">25.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Target Offer Space Inclusion Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tax Payment</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tax Statement</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tax Year</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Taxes</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Taxing Authority</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Preamble</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant Carbon Credits</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.07</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant Electric Emissions</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.07</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant Electricity</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">20.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant Emissions Limit</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.07</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant Events</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">4.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant Leasing Requirement</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant&#8217;s Communications Equipment</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.10</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant&#8217;s Contractors</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant&#8217;s Overage Amount</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7.07</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant&#8217;s Proportionate Share</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant&#8217;s Reimbursement Request</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant&#8217;s Restoration Work</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">9.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Tenant&#8217;s Security System</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Terrace</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Terrace License</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Terracotta Sign</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Third Party Occupants</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Transition Space</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Transition Space Expiration Date</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Transition Space Term</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2.03</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Underlying Lease</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31.17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Union Minimum Hours</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Untenantable</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">6.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Upgrade</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Upgrades</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">Schedule II</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR></TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">v </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>INDEX OF DEFINED TERMS </U></B></P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>(continued) </B></P> <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P>

<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="100%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" ALIGN="center">


<TR>

<TD WIDTH="92%"></TD>

<TD VALIGN="bottom" WIDTH="4%"></TD>
<TD></TD>
<TD></TD>
<TD></TD></TR>

<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:8pt">
<TD VALIGN="bottom" NOWRAP> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; border-bottom:1.00pt solid #000000; display:table-cell; font-size:8pt; font-family:Times New Roman; "><B>TERM</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" COLSPAN="2" ALIGN="center" STYLE="border-bottom:1.00pt solid #000000"><B>SECTION</B></TD>
<TD VALIGN="bottom">&nbsp;</TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Variable Operating Expenses</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19.02</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Wiring and Cabling</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">5.07</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">Work Indemnity Obligations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">13.01</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
</TABLE> <P STYLE="font-size:18pt; margin-top:0pt; margin-bottom:0pt">&nbsp;</P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">vi </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">INDENTURE OF LEASE (this <B>&#8220;</B><U>Lease</U>&#8221;) made as of this _______ day of
_________, 2025 (the &#8220;<U>Commencement Date</U>&#8221;), by and between ESRT <FONT STYLE="white-space:nowrap">555-557</FONT> BROADWAY, L.L.C., a Delaware limited liability company, having an office at c/o ESRT Management, L.L.C., 111 West 33rd
Street, New York, New York 10120 (hereinafter referred to as &#8220;<U>Landlord</U>&#8221;), and SCHOLASTIC INC., a New York corporation, having an office at 557 Broadway, New York, New York 10022 (hereinafter referred to as
&#8220;<U>Tenant</U>&#8221;). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">W I T N E S S E T H : </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 1 </U></B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>BASIC
LEASE PROVISIONS; DEMISE OF PREMISES </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;1.01</U>. For the purposes of this Lease (including all of the
schedules, riders and exhibits, if any, annexed to this Lease), the terms set forth below shall have the definitions which immediately follow such terms, and such definitions are hereby incorporated into this Lease wherever used: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>555 Building </B>-<B> </B>The &#8220;<U>555 Building</U>&#8221; shall mean and include the structures and other improvements constructed or as may in the
future be constructed on the Land and known by the address 555 Broadway, New York, New York. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>557 Building </B>- The &#8220;<U>557 Building</U>&#8221;
shall mean and include the structures and other improvements constructed or as may in the future be constructed on the Land and known by the address 557 Broadway, New York, New York. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Base Operating Year</B> - The &#8220;<U>Base Operating Year</U>&#8221; shall mean calendar year 2026. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Base Tax Amount</B> - The &#8220;<U>Base Tax Amount</U>&#8221; shall mean the amount of Taxes with respect to the 2026 calendar year (i.e., <SUP
STYLE="vertical-align:top">1</SUP>&#8260;<SUB STYLE="vertical-align:bottom">2</SUB> of the Taxes with respect to the New York City fiscal tax year commencing on July&nbsp;1, 2025 and ending on June&nbsp;30, 2026 plus
<SUP STYLE="vertical-align:top">1</SUP>&#8260;<SUB STYLE="vertical-align:bottom">2</SUB> of the Taxes with respect to the New York City fiscal tax year commencing on July&nbsp;1, 2026 and ending on June&nbsp;30, 2027). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Building</B> &#8211; The term &#8220;<U>Building</U>&#8221; shall mean, collectively, the 555 Building and the 557 Building, also known, when combined, as
130 Mercer Street. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Building Systems</B> &#8211; The term &#8220;<U>Building Systems</U>&#8221; shall mean and include such building heating,
ventilating and <FONT STYLE="white-space:nowrap">air-conditioning</FONT> (&#8220;<U>HVAC</U>&#8221;) systems (including the HVAC Equipment, but excluding the distribution system within the Demised Premises), and such elevators, water, sewerage,
toilet, plumbing, sprinkler, life/safety, security, electric, wiring and mechanical systems (other than the Supplemental <FONT STYLE="white-space:nowrap">Air-Conditioning</FONT> System), now or hereafter installed or operated in the Building, and
the fixtures, equipment and appurtenances thereof, and all other mechanical devices, fixtures, equipment, appurtenances and systems in the Building, except for distribution portions thereof located within the Demised Premises. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Commencement Date</B> - The &#8220;<U>Commencement Date</U>&#8221; shall mean the date of this Lease as set forth in the Preamble above. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Comparable Buildings</B> - The term &#8220;<U>Comparable Buildings</U>&#8221; means similar first class mixed commercial use (i.e., office and retail)
buildings in Manhattan. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">1 </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Demised Premises</B> &#8211; The &#8220;<U>Demised Premises</U>&#8221; shall mean the entire rentable
area of the 6th, 7th, 8th, 9th, 10th, 11th<SUP STYLE="font-size:75%; vertical-align:top"> </SUP>(excluding the areas marked &#8220;roof&#8221; on <U>Exhibit &#8220;A&#8221;</U>) and 12th (including the penthouse) floors of the Building, in each
case, as shown on the plans annexed hereto as <U>Exhibit</U><U></U><U>&nbsp;&#8220;A&#8221;</U> and made a part hereof (excluding mechanical rooms, egress stairs, all vertical shafts/risers and elevator shafts located on the applicable floor). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Expiration Date</B> - The Expiration Date shall mean the date set forth in <U>Subsection 2.01B</U> below. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Fixed Rent</B> - The &#8220;<U>Fixed Rent</U>&#8221; shall be an amount equal to $333,059,306.47 in the aggregate over the initial Lease Term, payable in
the amounts set forth on Schedule II attached hereto and made a part hereof. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Lease Term</B> - The &#8220;<U>Lease Term</U>&#8221; shall mean the
period of years (and/or portions thereof) that this Lease shall be in effect, commencing on the Commencement Date and ending on the Expiration Date, unless sooner terminated as provided in this Lease or by law. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Rentable Square Feet </B>- The term &#8220;<U>Rentable Square Feet</U>&#8221; or &#8220;<U>RSF</U>&#8221; shall refer to the number of rentable square feet
in the Demised Premises, and shall be deemed to be 210,676 square feet in the aggregate; with the breakdown of the Demised Premises per floor as follows: (1) 6<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor RSF: 37,219; (2) 7<SUP
STYLE="font-size:75%; vertical-align:top">th</SUP> Floor RSF: 37,476; (3) 8<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor RSF: 37,032; (4) 9<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor RSF: 37,032; (5) 10<SUP
STYLE="font-size:75%; vertical-align:top">th</SUP> Floor RSF: 36,985; (6) 11<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor RSF: 17,628; and (7) 12<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor RSF: 7,304. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Reputational Standard</B> - The term &#8220;<U>Reputational Standard</U>&#8221; shall mean Scholastic&#8217;s reputation as a publisher of high quality
children&#8217;s books. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Scholastic</B> &#8211; The term &#8220;<U>Scholastic</U>&#8221; shall mean (x)&nbsp;the initially named Tenant under this
Lease (i.e., Scholastic Inc.), (y) any Related Corporation that is then a current assignee of such initially named Tenant (or any successor of, or successors to successors of, in each case, such initially named Tenant) pursuant to <U>Subsection
10.02A</U>, and/or (z)&nbsp;any Successor Corporation of such initially named Tenant (or any successor of, or successors to successors of, in each case, such initially named Tenant) that satisfies the provisions of <U>Subsection 10.02B</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Tenant</B><B>&#8217;</B><B>s Proportionate Share</B> - The term &#8220;<U>Tenant</U><U>&#8217;</U><U>s Proportionate Share</U>&#8221; shall mean the
quotient, expressed as a percentage, obtained by dividing the Rentable Square Feet by the rentable square feet in the Building as each of the same may be increased or decreased during the Lease Term pursuant to the provisions of this Lease, and as
each shall be measured in accordance with the Real Estate Board of New York Recommended Method of Floor Measurement for Office Buildings effective January&nbsp;1, 1987 (as amended in 2003) applicable to measuring usable area, with a 27% loss factor
applied to the resulting number of usable square feet. On the date hereof, Tenant&#8217;s Proportionate Share shall mean, with respect to Operating Expenses and Taxes, 55.2984%, and the deemed rentable square footage of the Building is approximately
380,980 square feet. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;1.02</U>. Landlord hereby leases to Tenant, and Tenant hereby hires from Landlord, the
Demised Premises, together with the right to use, in common with other occupants of the Building (and their guests and invitees), such portions of the lobbies, elevators and other public portions of the Building as may be necessary for access to the
Demised Premises, for the Lease Term, and for the Fixed Rent and additional rent herein reserved, and subject to all of the covenants, agreements, terms, conditions, limitations, reservations and provisions hereinafter set forth. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">2 </P>

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<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>COMMENCEMENT OF LEASE TERM; TRANSITION SPACE </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;2.01</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. The term of this Lease for the Demised Premises shall commence on the Commencement Date. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. The term of this Lease shall expire at 11:59 P.M. (New York time) on the last day of the calendar month in which the day immediately
preceding the fifteenth (15<SUP STYLE="font-size:75%; vertical-align:top">th</SUP>) year anniversary of the Commencement Date shall occur (the &#8220;<U>Expiration Date</U>&#8221;), or shall end on such earlier date upon which such term may expire
or be cancelled or terminated pursuant to the provisions of this Lease or by law. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Promptly following the Commencement Date, Landlord
and Tenant shall execute and deliver a supplementary agreement (in the form annexed hereto as <U>Exhibit &#8220;B&#8221;</U>, and pertaining to the matters set forth therein) setting forth the date of the Commencement Date and the Expiration Date,
but the failure to so execute or deliver said supplementary agreement shall not in any way reduce either party&#8217;s rights or obligations under this Lease. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;2.02</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. The parties acknowledge and agree that Tenant is currently in possession and occupancy of the Demised Premises and Landlord shall have no
obligation to (i)&nbsp;perform any work at the Demised Premises, or (ii)&nbsp;provide any construction or other allowance, rent abatement or credit or any concession in connection with this Lease, provided that Landlord shall perform the
Landlord&#8217;s Work and, if applicable, the Security Modifications and Installations, and subject to any Landlord obligations with respect to a fire or other casualty that occurred prior to the Commencement Date. Tenant shall accept possession of
the Demised Premises in their then <FONT STYLE="white-space:nowrap">&#8220;as-is&#8221;</FONT> condition and &#8220;where is&#8221; condition on the Commencement Date (with all furniture, fixtures and equipment (&#8220;<U>FF&amp;E</U>&#8221;) in
place, in their <FONT STYLE="white-space:nowrap">&#8220;as-is&#8221;</FONT> condition and &#8220;where is&#8221; condition on the Commencement Date), subject to Landlord&#8217;s completion of Landlord&#8217;s Work, and any Landlord obligations with
respect to a fire or other casualty that occurred prior to the Commencement Date, and Tenant further agrees that Tenant shall be deemed to have accepted such condition as if the Demised Premises had been delivered directly to Tenant. Landlord shall
perform Landlord&#8217;s Work at Landlord&#8217;s own cost and expense (and not as part of Operating Expenses). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. The parties hereto
agree that this <U>Article</U><U></U><U>&nbsp;2</U> constitutes an express provision as to the time at which Landlord shall deliver possession of the Demised Premises to Tenant, and Tenant hereby waives any rights to rescind this Lease which Tenant
might otherwise have pursuant to <FONT STYLE="white-space:nowrap">Section&nbsp;223-a</FONT> of the Real Property Law of the State of New York, or pursuant to any other law of like import now or hereafter in force. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;2.03</U> </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. For the purposes of transitioning Tenant&#8217;s former premises to Landlord in an orderly way with minimal disruption to Tenant&#8217;s
ongoing business operations, Tenant shall continue to occupy certain portions of Tenant&#8217;s former premises until Tenant vacates and delivers the same to Landlord as more particularly set forth herein. Landlord hereby grants Tenant a license to
use transition space consisting of (i)&nbsp;the storage areas of the <FONT STYLE="white-space:nowrap">sub-cellar</FONT> and cellar of the Building utilized by Tenant for storage as of the Commencement Date, other than areas that comprise the
Below-Grade Space, areas that are leased to other tenants as of the Commencement Date, mechanical rooms, egress stairs, all vertical shafts and risers, elevator shafts, common area hallways, engineer&#8217;s room, Fitness Center, and Auditorium
(such storage areas, the &#8220;<U>Below-Ground Transition Space</U>&#8221;), and (ii)&nbsp;and the entire area of the third (3<SUP STYLE="font-size:75%; vertical-align:top">rd</SUP>) through fifth
(5<SUP STYLE="font-size:75%; vertical-align:top">th</SUP>) floors of the Building as set forth on <U>Exhibit &#8220;N&#8221;</U> attached hereto, excluding mechanical rooms, egress stairs, all vertical shafts/risers<U> </U>and elevator shafts
located on such floor (the &#8220;<U>Above-Ground Transition Space</U>,&#8221; and all such space, collectively, the &#8220;Transition Space&#8221;) pursuant to the terms of this <U>Section</U><U></U><U>&nbsp;2.03</U>. Landlord shall not be required
to perform any work, pay any sums, or render any services to make the Transition Space ready for Tenant&#8217;s use or occupancy. Landlord shall deliver the Transition Space </P>
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to Tenant on the Commencement Date in its then <FONT STYLE="white-space:nowrap">&#8220;as-is&#8221;</FONT> condition (with all FF&amp;E existing on the Commencement Date in place, in its then <FONT
STYLE="white-space:nowrap">&#8220;as-is&#8221;</FONT> condition) and Tenant may occupy the Transition Space for a term (the &#8220;<U>Transition Space Term</U>&#8221;) commencing on the Commencement Date and continuing through and including the date
on which Tenant shall have completed the work set forth on <U>Exhibit &#8220;L&#8221;</U> attached hereto as applicable to each portion of the Transition Space (the &#8220;<U><FONT STYLE="white-space:nowrap">Move-Out</FONT> Obligations</U>&#8221;)
(each such date, as applicable, the &#8220;<U>Transition Space Expiration Date</U>&#8221;), but in no event later than the date that is six (6)&nbsp;months after the applicable Initial Transition Space Period for the applicable Transition Space (as
such six (6)&nbsp;month period may be extended one (1)&nbsp;day for each day that the commencement or completion of the <FONT STYLE="white-space:nowrap">Move-Out</FONT> Obligations is actually delayed as a result of any Force Majeure Event and/or
delays caused by Landlord or Persons Within Landlord&#8217;s Control). Tenant shall provide Landlord notice within two (2)&nbsp;Business Days of Tenant&#8217;s knowledge of such delays. Tenant shall provide Landlord with two (2)&nbsp;Business
Days&#8217; notice of the anticipated Transition Space Expiration Date. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Tenant shall have no obligation to pay any license fee or any
other charges or fees (including, without limitation, Operating Expenses, Taxes or utilities) with respect to (i)&nbsp;(x) the Below-Ground Transition Space, and (y)&nbsp;the Above-Ground Transition Space excluding the data infrastructure rooms
shown cross-hatched on <U>Exhibit </U><U>&#8220;</U><U>N</U><U>&#8221;</U> attached hereto (such rooms, the &#8220;<U>Data Rooms</U>&#8221;), for the initial three (3)&nbsp;months of the Transition Space Term, and (ii)&nbsp;the Data Rooms, for the
initial twelve (12)&nbsp;months of the Transition Space Term (each such period, as may be extended on a <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">day-for-day</FONT></FONT> basis if Tenant is delayed in performing or
completing the applicable <FONT STYLE="white-space:nowrap">Move-Out</FONT> Obligations due to Force Majeure and/or delays caused by Landlord or Persons Within Landlord&#8217;s Control, the &#8220;<U>Initial Transition Space Period</U>&#8221;).
Tenant shall provide Landlord notice within two (2)&nbsp;Business Days of Tenant&#8217;s knowledge of such delays. Following the expiration of each applicable Initial Transition Space Period, Tenant shall pay, as a license fee for Tenant&#8217;s use
and occupancy of the applicable Transition Space during the remainder of the Transition Space Term with respect to such applicable Transition Space, an amount, on a per rentable square foot or square foot, as applicable, basis, equal to (x)&nbsp;the
amount that Tenant shall then be paying as Fixed Rent with respect to the Demised Premises (as the license fee for the Above-Ground Transition Space), and (y)&nbsp;the amount that Tenant shall then be paying as the License Fee with respect to the <FONT
STYLE="white-space:nowrap">Sub-Cellar</FONT> Space or the Cellar Space, as the case may be (as the license fee for the Below-Ground Transition Space), in each case, without taking into account any rent credit or free rent period to which Tenant may
be entitled). It is understood and agreed that Tenant&#8217;s failure to vacate the Transition Space by the applicable Transition Space Expiration Date shall be deemed a material and substantial default by Tenant under this Lease, for which Landlord
shall have all rights and remedies available to it under this Lease and at law, and Tenant shall pay to Landlord the Occupancy Payment with respect to the Transition Space or portion thereof that Tenant shall not have timely vacated in accordance
with the terms and provisions of <U>Section</U><U></U><U>&nbsp;25.02</U> hereof (provided that (I)&nbsp;with respect to Tenant&#8217;s failure to vacate the Below-Ground Transition Space, the reference in the definition of &#8220;Occupancy
Payment&#8221; to &#8220;Fixed Rent&#8221; and &#8220;Recurring Additional Rent&#8221; shall be deemed to refer to the License Fee with respect to the <FONT STYLE="white-space:nowrap">Sub-Cellar</FONT> Space or the Cellar Space, as the case may be
and (II)&nbsp;Tenant&#8217;s failure to vacate either of the Data Rooms by the applicable Transition Space Expiration Date shall be deemed to be a holdover by Tenant with respect to the entire floor on which the applicable Data Room(s) shall be
located). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Tenant shall be entitled to the Building services set forth in <U>Section</U><U></U><U>&nbsp;18</U> of this Lease as the
same exist as of the Commencement Date and are applicable to the applicable Transition Space, it being agreed that all overtime services shall be provided to Tenant in accordance with the applicable provisions of the Lease at the rates set forth
therein. Upon the Transition Space Expiration Date with respect to each Transition Space, Tenant&#8217;s right to occupy and use the applicable Transition Space shall cease and terminate, without any further notice to quit. During the Transition
Space Term, Landlord and Tenant shall reasonably cooperate with one another with respect to the <FONT STYLE="white-space:nowrap">Move-Out</FONT> Obligations in a timely and efficient manner. </P>
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<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>RENT </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;3.01</U>. Tenant covenants and agrees that, during the entire Lease Term, Tenant shall pay to Landlord the Fixed
Rent at the annual rate set forth in <U>Section</U><U></U><U>&nbsp;1.01</U>, in equal monthly installments, in advance, on the first day of each calendar month during the Lease Term pursuant to the Payment Instructions, without any abatement,
reduction, setoff, counterclaim, defense or deduction whatsoever, except as otherwise provided in this Lease. In the event that Tenant&#8217;s obligation to pay Fixed Rent shall commence or expire on a date which shall be other than the first day or
last day (as applicable) of a calendar month, the same shall be prorated at the rental rate applicable during the year of the Lease Term in which such date occurs. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;3.02</U>. All costs, charges, expenses and payments (including the payments required to be made by Tenant
pursuant to <U>Article</U><U></U><U>&nbsp;19</U> below) which Tenant assumes, agrees or shall be obligated to pay to Landlord or others pursuant to this Lease (other than Fixed Rent) shall be deemed additional rent, and, in the event that Tenant
shall fail to timely pay the same, Landlord shall have all of the rights and remedies with respect thereto as are provided for herein or by applicable law in the case of <FONT STYLE="white-space:nowrap">non-payment</FONT> of rent. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;3.03</U>. Tenant covenants to pay the Fixed Rent and additional rent as in this Lease provided, when due, by
wire transfer of immediately available funds in accordance with the instructions attached hereto as <U>Schedule</U><U></U><U>&nbsp;I</U> or to another account Landlord designates from time to time (which Landlord shall not designate on not less than
thirty (30)&nbsp;days&#8217; prior notice to Tenant) (the &#8220;<U>Payment Instructions</U>&#8221;). If any installment of Fixed Rent or any additional rent shall not be paid more than two (2)&nbsp;times in any calendar year within ten
(10)&nbsp;Business Days after such installment of Fixed Rent or additional rent shall have first become due, Tenant shall also pay to Landlord&nbsp;interest thereon at the Interest Rate from the due date until such installment of Fixed Rent or
additional rent is fully paid. Such interest charge shall be due and payable as additional rent with the next monthly installment of Fixed Rent. Nonrecurring items of additional rent and changes to recurring items of additional rent shall not be
deemed due until Tenant has received an invoice therefor with reasonable details of the charges (it being understood and agreed that, unless otherwise expressly provided herein, items of additional rent are payable within thirty (30)&nbsp;days after
demand therefor). No payment by Tenant or receipt by Landlord of a lesser amount than the Fixed Rent or additional rent herein stipulated shall be deemed to be other than on account of the earliest stipulated Fixed Rent or additional rent (unless
Landlord, in Landlord&#8217;s sole and absolute discretion, shall otherwise and in writing so elect), nor shall any endorsement or statement on any check or in any letter accompanying any check or payment, as Fixed Rent or additional rent, be deemed
an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord&#8217;s right to recover the balance of such Fixed Rent and additional rent or pursue any other remedy provided in this Lease, at law or in
equity. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;3.04</U>. Notwithstanding anything to the contrary contained in this
<U>Article</U><U></U><U>&nbsp;3</U>, payments made by Tenant through the ACH network (<U>i.e.</U>, the Automated Clearing House network that is under the supervision of the National Automated Clearing House Association or any successor thereto)
shall be deemed to be the equivalent of a wire transfer of immediately available federal funds. </P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 4 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>USE </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;4.01</U>. Tenant shall use and occupy the Demised Premises for the Authorized Use, and for no other purpose.
Landlord agrees that Tenant&#8217;s current use of the Demised Premises for the Authorized Use shall be deemed in compliance with the provisions of this <U>Article 4</U>. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;4.02</U>. Without in any way limiting the restrictions on use
contained in <U>Section</U><U></U><U>&nbsp;4.01</U>, Tenant specifically agrees that Tenant shall not permit any part of the Demised Premises to be used for retail banking or lending purposes of any kind (but the foregoing restriction shall apply
only if the same shall be open to the general public on an &#8220;off the street&#8221; basis and shall not apply to meetings with clients and customers of Tenant); or for a safe deposit business or the sale of travelers checks and/or foreign
exchange (other than for the use of Tenant&#8217;s employees and guests); or for manufacturing; or for retail securities brokerage purposes (but the foregoing restriction shall apply only if the same shall be open to the general public on an
&#8220;off the street&#8221; basis); or for an office sharing or <FONT STYLE="white-space:nowrap">co-working</FONT> business, or, except as permitted by <U>Section</U><U></U><U>&nbsp;10.02</U>, for the operation of a business that provides office
suites and/or shared office workplaces to its clients, customers or members; or as a news and cigar stand (or anything similar thereto); or for any purpose other than the Authorized Use. In addition, the Demised Premises may not be used by
(i)&nbsp;an agency, department or bureau of the United States Government, any state or municipality within the United States, or any foreign government, or any political subdivision of any of them, or (ii)&nbsp;any tax exempt entity within the
meaning of Section&nbsp;168(h)(2) of the Internal Revenue Code of 1986, as amended, or any successor or substitute statute, or rule or regulation applicable thereto (as same may be amended). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;4.03</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Tenant is expressly permitted as part of the Authorized Use to host special events, social events, conferences, presentations and similar
activities (&#8220;<U>Tenant Events</U>&#8221;), including the serving of beer, wine and liquor for consumption within the Demised Premises and/or any areas licensed to Tenant pursuant to this Lease in connection with any such Tenant Events,
provided such events shall be in accordance with applicable Legal Requirements and comply with reasonable rules and regulations issued by Landlord with respect to such Tenant Events (in accordance with the provisions of <U>Article 26</U> of this
Lease) and otherwise subject to the provisions of this Lease. Tenant or the Caf&eacute; Operator shall maintain all licenses and permits required in connection with any Tenant Events and all insurance required by Landlord in connection with such
Tenant Events, in each case, at Tenant&#8217;s sole cost and expense, and shall deliver copies of such licenses and permits and certificates evidencing insurance coverage to Landlord within ten (10)&nbsp;days after written request from Landlord, but
in no event later than two (2)&nbsp;Business Days prior to the scheduled event. Tenant&#8217;s service of alcoholic beverages in the Demised Premises or any areas licensed to Tenant pursuant to this Lease shall be subject to Tenant&#8217;s indemnity
under the provisions of <U>Article 11</U> below. Any Tenant Events during Business Hours shall be conducted in a manner as to not unreasonably disturb the business operations of other tenants in the Building. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;4.04</U>. Landlord hereby approves all vendors set forth on <U>Exhibit &#8220;H&#8221;</U> attached hereto and
made a part hereof (the &#8220;<U>Approved Vendors</U>&#8221;) providing services to Tenant in the Building as of the date hereof, and agrees that such Approved Vendors may continue to provide the applicable services during the Lease Term. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 5 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>ALTERATIONS; LIENS; TENANT&#8217;S PROPERTY </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.01</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Subject to <U>Section</U><U></U><U>&nbsp;5.12</U> of this Lease, Tenant shall make no Alterations in or to the Demised Premises without
Landlord&#8217;s prior written consent (which consent shall be granted or withheld as set forth on Schedule II attached hereto and made a part hereof) or deemed consent. All Alterations shall be performed by contractors or mechanics approved (or
deemed approved) by Landlord (as and to the extent expressly required under this <U>Article 5</U>). Tenant shall provide Landlord with not less than ten (10)&nbsp;days prior written notice to Landlord of
<FONT STYLE="white-space:nowrap">non-Structural</FONT> Alterations. For the purposes of this Lease, &#8220;<U>Structural Alterations</U>&#8221; shall mean any Alterations that (i)&nbsp;involve (x) the roof or foundations of the Building,
(y)&nbsp;any supporting members or structural elements of the Building, or (z)&nbsp;the Building mechanical infrastructure or (ii)&nbsp;are performed in areas outside of the Demised Premises or areas licensed to Tenant under this Lease. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. It shall be Tenant&#8217;s responsibility and obligation to ensure that all Alterations:
shall (i)&nbsp;comply with all Legal Requirements and all orders, rules and regulations of Insurance Boards, (ii)&nbsp;be performed in a good and workmanlike manner, and (iii)&nbsp;be performed in accordance with the alteration rules and regulations
attached hereto and made a part hereof as <U>Exhibit <FONT STYLE="white-space:nowrap">&#8220;F-1</FONT></U>&#8221;, as the same may be amended or supplemented from time to time in accordance with the express provisions of <U>Article 26</U> below
(the &#8220;<U>Alteration Rules and Regulations</U>&#8221;). In order to ensure, maintain and control the quality and standards of materials and workmanship in and the effective security of the Building, including the Demised Premises, Tenant
acknowledges that it is reasonable to require Tenant, and Tenant hereby covenants and agrees, to use only general contractors, construction managers and subcontractors (collectively, &#8220;<U>Tenant&#8217;s Contractors</U>&#8221;) first approved in
writing by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed; <U>provided</U>, <U>however</U>, that any Alterations to the structural components of the Building, the sprinkler, Class&nbsp;E or other life/safety
systems of the Building, or other elements of the Building Systems (&#8220;<U>Designated Contractor Alterations</U>&#8221;), shall be performed only by such contractor(s) designated by Landlord (whose charges shall be reasonably competitive in the
marketplace for comparable work being performed in Comparable Buildings). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Landlord shall have the unfettered right from time to time to
establish a list of Building approved contractors and subcontractors and to revise said list in any manner Landlord deems appropriate, provided, however, that (i)&nbsp;Landlord shall not have the right to disapprove any contractor initially listed
on said list for so long as such contractor remains under contract with Tenant with respect to the same work that Tenant initially hired such contractor to perform and (ii)&nbsp;if Landlord establishes a list of Building approved contractors,
Landlord shall include thereon not less than five (5)&nbsp;approved general contractors and three (3)&nbsp;subcontractors for each of the major trades, whose fees shall be reasonably competitive in the marketplace and who shall not be affiliated
with Landlord. Any such list of approved contractors and major trade subcontractors (including contractors and major subcontractors for each of the Designated Contractor Alterations), as revised from time to time, is referred to in this Lease as the
&#8220;<U>Approved Contractor List</U>&#8221;. At Tenant&#8217;s request, Landlord shall furnish to Tenant a copy of any then current Approved Contractor List from time to time during the Lease Term. If Tenant shall wish to use a contractor or
subcontractor not on the then Approved Contractor List to perform an Alteration (any of the foregoing, if approved by Landlord, an &#8220;<U>Alternate Tenant&#8217;s Contractor</U>&#8221;), Tenant shall obtain Landlord&#8217;s approval of such
proposed Alternate Tenant&#8217;s Contractor prior to retaining the services of such party (which approval shall not be unreasonably withheld, conditioned or delayed, subject to the provisions of <U>Subsection 5.01B</U> above). Any Alternate
Tenant&#8217;s Contractor shall be licensed and in good standing in New York City. Landlord shall approve or reject (with a reasonable explanation for such rejection), any Alternate Tenant&#8217;s Contractor within ten (10)&nbsp;days following
Landlord&#8217;s receipt of Tenant&#8217;s request for such approval. If Landlord shall fail to approve or disapprove such proposed contractor within such <FONT STYLE="white-space:nowrap">10-day</FONT> period, Tenant may give to Landlord a notice of
such failure which shall contain a legend in not less than 14 point font bold upper case letters as follows: &#8220;<B>FAILURE TO APPROVE OR DISAPPROVE THE PROPOSED CONTRACTOR WITHIN FIVE BUSINESS DAYS SHALL RESULT IN LANDLORD&#8217;S DEEMED
APPROVAL OF SUCH CONTRACTOR</B>&#8221;, and if Landlord shall fail to approve or disapprove such proposed contractor within such five (5)&nbsp;Business Day period, Landlord shall be deemed to have approved the proposed contractor in question. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.02</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Prior to commencing the performance of any Alterations, Tenant shall furnish to Landlord: </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) Plans and specifications (to be prepared by a licensed architect or engineer engaged by Tenant, at the cost and expense of Tenant), in
sufficient detail to be accepted for filing by the New York City Building Department (or any successor or other governmental agency serving a similar function), of such proposed Alterations (other than Decorative Alterations), and Tenant shall not
commence the performance thereof unless and until Landlord shall have given written consent (or shall be deemed to have consented) to said plans and specifications; </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) A certificate evidencing that Tenant (or Tenant&#8217;s Contractors) has (have) procured and paid for worker&#8217;s compensation
insurance covering all persons employed in connection with the work who might assert claims for death or bodily injury against Overlandlord, Landlord, Tenant, the Land and/or the Building; and </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iii) Such permits, authorizations or consents as may be required by any applicable Legal Requirements (collectively,
&#8220;<U>permits</U>&#8221;), which permits may be self-certified, if and to the extent permissible under applicable Legal Requirements, by Tenant&#8217;s architect, all of which shall be obtained at Tenant&#8217;s cost and expense;
<U>provided</U>, <U>however</U>, that (x)&nbsp;no plans, specifications or applications shall be filed by Tenant with any governmental authority without Tenant first obtaining Landlord&#8217;s written consent (or deemed consent) thereto and
(y)&nbsp;if Tenant shall so request, Landlord shall join in applications for any permits, approvals or certificates required to be obtained by Tenant in order to perform any permitted Alterations and shall otherwise reasonably cooperate with Tenant
in connection therewith, provided that Landlord shall not be required to incur any expense thereby (except if and to the extent that Landlord shall be reimbursed therefor pursuant to the provisions of <U>Subsection 5.02B</U> below). Notwithstanding
anything herein to the contrary, Landlord shall, at its sole cost and expense, cure any Building violation not caused by Tenant or Persons Within Tenant&#8217;s Control that prevents or hinders Tenant&#8217;s ability to obtain any such permits. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. In the event that Landlord shall submit the plans and specifications referred to in <U>Subdivision 5.02A(iii)</U> above to Landlord&#8217;s
third-party (i.e., not <FONT STYLE="white-space:nowrap">in-house)</FONT> architects and/or engineers for review, Tenant shall reimburse Landlord as additional rent for Landlord&#8217;s reasonable, actual, <FONT STYLE="white-space:nowrap"><FONT
STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> expenses incurred in connection with such review within thirty (30)&nbsp;days after written notice to Tenant of the amount of such expense; provided that (x)&nbsp;Tenant&#8217;s responsibility
for costs in connection with such review shall be as set forth in Schedule II attached hereto and made a part hereof, and (y)&nbsp;if Tenant uses Landlord&#8217;s designated engineer(s) in connection with such Alterations, then no such review costs
will be charged to Tenant in connection with reviewing the plans and specifications therefor designed by such engineer, so long as Tenant complies with the recommendations of such engineer. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. In connection with the performance of any Alterations (other than Decorative Alterations, for which no consent shall be required), if,
within fifteen (15)&nbsp;Business Days after Landlord&#8217;s receipt thereof (or ten (10)&nbsp;Business Days with respect to any revisions), Landlord shall fail to respond to Tenant&#8217;s request that Landlord consent to the plans and
specifications therefor (which plans and specifications may be 90% complete, excepting architectural details and finishes), then Tenant may deliver a second written notice (together with the proposed plans and specifications) requesting
Landlord&#8217;s approval thereof. If Landlord shall fail to respond to Tenant within five (5)&nbsp;Business Days after Landlord&#8217;s receipt of said second notice, then, as Tenant&#8217;s sole remedy in connection therewith, the Alterations
described in said plans and specifications shall be deemed approved, provided that such second notice shall bear the following legend typed in bold, capital letters at the top: &#8220;<B>IF LANDLORD SHALL FAIL TO RESPOND TO TENANT IN CONNECTION WITH
THE ENCLOSED PLANS AND SPECIFICATIONS WITHIN FIVE (5)</B><B></B><B>&nbsp;BUSINESS DAYS, THE PLANS AND SPECIFICATIONS REFERRED TO HEREIN SHALL BE DEEMED APPROVED</B>.&#8221; Any response by Landlord hereunder shall state either (a)&nbsp;that Landlord
consents to Tenant&#8217;s plans and specifications, (b)&nbsp;that Landlord requires additional information or details in order to evaluate Tenant&#8217;s plans and specifications, or (c)&nbsp;Landlord&#8217;s reason(s) for refusing to consent to
Tenant&#8217;s plans and specifications and/or the required revision(s) to Tenant&#8217;s plans and specifications to obtain Landlord&#8217;s consent. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. If, solely as a result of any Alterations performed by Tenant, any alterations are
required to be performed in or made to any portion of the Building other than the Demised Premises in order to comply with any Legal Requirement(s), which alterations would not otherwise have had to be performed or made pursuant to the applicable
Legal Requirement(s) at such time, Landlord, at Tenant&#8217;s sole reasonable cost and expense, may perform or make such alterations; provided that Tenant shall not be required to pay for any such structural alterations or alterations to the
Building Systems if Tenant&#8217;s Alterations are mere installations for customary office use. As used in this <U>Subsection 5.02D</U>, &#8220;mere installations for customary office use&#8221; shall mean Alterations that do not require the filing
of an &#8220;ALT1&#8221; permit. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">E. Provided that Tenant shall comply with all Legal Requirements pertaining thereto, Tenant shall have
the right, on notice to Landlord at Tenant&#8217;s own cost and expense, to install a security alarm and/or <FONT STYLE="white-space:nowrap">key-card</FONT> locking system (&#8220;<U>Tenant&#8217;s Security System</U>&#8221;) in and governing access
to the Demised Premises. The <FONT STYLE="white-space:nowrap">tie-in</FONT> of the initial Tenant&#8217;s Security System with the Building security system shall be performed by Landlord, at Landlord&#8217;s expense; provided, however, if, during
the Lease Term, Tenant proposes any modifications to Tenant&#8217;s Security System as it exists on the Commencement Date, such modifications shall be Alterations to be performed in accordance with the provisions of this <U>Article 5</U> (except
that any modifications performed by Landlord shall not be deemed Alterations). Tenant shall furnish Landlord with access cards, codes or keys for such Tenant&#8217;s Security System. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">F. Landlord hereby approves in concept all Alterations described as part of Tenant&#8217;s <FONT STYLE="white-space:nowrap">Move-Out</FONT>
Obligations and consents to Tenant&#8217;s performance thereof, provided the same are otherwise subject to, and performed in accordance with the provisions of, this <U>Article 5</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.03</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. In no event shall any material or equipment be incorporated in or to the Demised Premises in connection with any Alteration which is subject
to any lien, encumbrance, chattel mortgage, security interest, charge of any kind whatsoever, or is subject to any conditional sale or other similar or dissimilar title retention agreement. Notwithstanding the foregoing, Tenant shall have the right
to pledge, encumber or grant a security interest in its movable equipment and/or obtain and/or enter into equipment leases, provided further that no party shall have the right to file a lien against the Building or any portion thereof in connection
with any such lease or financing. Landlord shall reasonably cooperate with Tenant, at no cost to Landlord, in connection with any such equipment financings and/or leases, including, without limitation, by executing and delivering a landlord waiver
and access agreement or similar agreement on a commercially reasonable form reasonably acceptable to Landlord upon request from Tenant therefor. Tenant shall pay to Landlord all reasonable <FONT STYLE="white-space:nowrap"><FONT
STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> costs and expenses, including reasonable attorney&#8217;s fees and disbursements, actually incurred by Landlord in connection with any request by Tenant described in this <U>Subsection 5.03A</U>
as additional rent within 30 days after receipt by Tenant of an invoice therefor. Landlord shall provide Tenant with reasonable supporting documentation with respect to any such expenses. The foregoing prohibition shall not apply to Tenant&#8217;s
personal property if and for so long as the same shall not be affixed to (other than by wiring or other manner that would preclude the same from being deemed as constituting part of the real property of which the Demised Premises form a part) the
Demised Premises. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Tenant shall not create or permit to be created any lien, encumbrance or charge (levied on account of any taxes or
any mechanic&#8217;s, laborer&#8217;s or materialman&#8217;s lien, conditional sale, title retention agreement or otherwise) upon the Land or Building or any part thereof or the income therefrom, and Tenant shall not suffer any other matter or thing
whereby the estate, rights and interest of Landlord in the Land or Building or any part thereof might be impaired. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. If any lien, encumbrance or charge referred to in this
<U>Section</U><U></U><U>&nbsp;5.03</U> shall at any time be filed against the Land or Building or any part thereof, then Tenant, within twenty (20)&nbsp;days after Tenant&#8217;s receipt of actual (and not constructive or record) notice (whether
from Landlord, Tenant&#8217;s contractor or any other party, including, without limitation, any Governmental Authority) of the filing thereof and at Tenant&#8217;s own cost and expense, shall cause the same to be discharged of record (including by
payment, deposit or by bonding proceedings sufficient to remove such lien under applicable Legal Requirements). If Tenant shall fail to cause such lien to be discharged within the aforesaid period, then, in addition to any other right or remedy,
Landlord may, but shall not be obligated to, discharge the same either by paying the amount claimed to be due or by procuring the discharge of such lien by deposit or by bonding proceedings, and in any such event Landlord shall be entitled, if
Landlord so elects, to compel the prosecution of an action for the foreclosure of such lien by the lienor and to pay the amount of the judgment in favor of the lienor with interest, costs and allowances. Any amount so paid by Landlord and all
reasonable, <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> costs and expenses actually incurred by Landlord in connection therewith shall constitute additional rent payable by Tenant under this Lease,
which additional rent shall be paid by Tenant to Landlord within thirty (30)&nbsp;days following demand therefor. Landlord shall provide Tenant with reasonable supporting documentation with respect to any such expenses. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. Nothing contained in this Lease shall be deemed or construed in any way as constituting the consent or request of Landlord, express or
implied by inference or otherwise, to any contractor, subcontractor, laborer or materialman for the performance of any labor or the furnishing of labor or materials for the specific improvement, alteration to or repair of the Demised Premises or any
part thereof, nor as giving Tenant any right, power or authority to contract for or permit the rendering of any services or the furnishing of any materials that would give rise to the filing of any lien against the Land, Building, Demised Premises
or any part thereof. Notice is hereby given that Landlord shall not be liable for any work performed or to be performed at the Demised Premises for Tenant or any subtenant, or for any materials furnished or to be furnished at the Demised Premises
for Tenant or any subtenant upon credit, and that no mechanic&#8217;s or other lien for such work or materials shall attach to or affect the estate or interest of Landlord in and to the Land, Building or Demised Premises. Landlord shall have the
right to post and keep posted on the Demised Premises any notices which Landlord may be required to post for the protection of Landlord, the Land, Building and/or the Demised Premises from any lien. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.04</U> No security, letter of credit or performance bonds shall be required in connection with any
Alterations. Tenant shall not at any time, either directly or indirectly, use any contractors or labor or materials in the Demised Premises (including for the provision of cleaning services) if the use of such contractors or labor or materials would
create any work stoppage, picketing, labor disruption or any other difficulty with other contractors or labor engaged by Tenant or Landlord or others in the construction, maintenance or operation of the Building or any part thereof. Tenant shall
immediately stop any work or other activity if Landlord shall notify Tenant that continuing such work or activity would violate the provisions of the immediately preceding sentence. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.05</U>. Tenant shall promptly correct any Alteration made by Tenant or by Persons Within Tenant&#8217;s
Control in violation of the provisions of this <U>Article 5</U>, and shall repair any and all damage caused thereby. Upon Tenant&#8217;s failure to make such corrections and repairs, if such failure shall continue for a period of at least thirty
(30)&nbsp;days following notice from Landlord (except in the case of an emergency, when no notice or cure period shall be required), Landlord may make such corrections and repairs and charge Tenant for the reasonable,
<FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> cost thereof. Such charge shall be deemed additional rent, and shall be paid by Tenant to Landlord within thirty (30)&nbsp;days after Landlord shall render
a bill therefor. Landlord shall provide Tenant with reasonable supporting documentation with respect to any such expenses. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.06</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. All movable property, furniture, furnishings and trade fixtures furnished by or at the expense of Tenant, other than those affixed to the
Demised Premises so that they cannot be removed without damage, shall remain the property of Tenant, and may be removed by Tenant from time to time prior to the expiration of the Lease Term. Tenant shall notify Landlord in writing not less than
sixty (60)&nbsp;days prior to the expiration of the Lease Term specifying any such items of property which Tenant does not wish to remove. Unless Landlord specifically provides notice to Tenant within thirty (30)&nbsp;days after the service of
Tenant&#8217;s notice stating what items of property specified in Tenant&#8217;s notice may remain at the Demised Premises, Tenant shall, at Tenant&#8217;s expense, remove all items of such property, furniture, furnishings and trade fixtures prior
to the expiration (or sooner termination) of the Lease Term. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. All Alterations made by either party, including all paneling, decorations,
partitions, railings, mezzanine floors, galleries and the like, which are affixed to the Demised Premises, shall become the property of Landlord at the end of the Lease Term and shall be surrendered with the Demised Premises at the end of the Lease
Term, except that, during the Lease Term, Tenant may remove or replace the same as part of a permitted (where permission is required) Alteration. Notwithstanding the foregoing, Landlord may elect (which election shall be made in writing at the time
that Landlord shall have approved the performance of such Specialty Alteration) that particular Specialty Alterations be removed from the Demised Premises at the end of the Lease Term. If Landlord does not, at the time that Landlord shall respond to
Tenant&#8217;s request for consent to a proposed Specialty Alteration (or if Landlord shall fail to timely respond to such request for consent and the same is deemed to be approved by Landlord) advise Tenant that Tenant shall remove the Specialty
Alteration at the end of the Lease Term, then Tenant shall not be required to remove such Specialty Alteration prior to end of the Lease Term. For the purposes hereof, the term &#8220;<U>Specialty Alterations</U>&#8221; shall mean any Alteration
that is not an ordinary office installation (or customarily ancillary thereto), as reasonably determined by Landlord.&nbsp;By way of example only and not as a limitation, a kitchen, cafeteria, raised floor, internal stairway, private bathrooms, slab
cut, vault or safe would each be deemed to be a Specialty Alteration (it being understood and agreed that the foregoing is merely a list of <FONT STYLE="white-space:nowrap">non-exclusive</FONT> examples of a Specialty Alteration, and does not
constitute, nor shall it be construed as, Landlord&#8217;s consent to the installation thereof).&nbsp;Notwithstanding the foregoing, Tenant shall not be required to remove any Specialty Alterations that were installed in the Demised Premises or
elsewhere in the Building prior to the Commencement Date (even if the same were modified, reconstructed and/or relocated after the Commencement Date). </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Landlord and Tenant agree that, in the event of a dispute as to whether an Alteration constitutes a Specialty Alteration, the provisions of
<U>Subsection 11.04B</U> below shall apply. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. Notwithstanding the foregoing provisions of <U>Subsection 5.06B</U>, Tenant shall have the
right, at any time during the Lease Term, to remove Alterations, provided that Tenant shall comply with the provisions of <U>Subsection 5.06E</U> below. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">E. In any case where Tenant removes any property or Alterations in accordance with <U>Subsection 5.06A</U> or <U>B</U> above, or otherwise,
Tenant shall repair all damage to the Demised Premises or the Building, as the case may be, caused by said removal. Any such damage to the Demised Premises shall be restored to the condition existing immediately prior to installation of the
applicable property or Alteration at Tenant&#8217;s expense. If Tenant fails to comply with the provisions of this <U>Subsection 5.06E</U>, Landlord may do so at Tenant&#8217;s cost and Tenant shall reimburse Landlord therefor within thirty
(30)&nbsp;days after Landlord&#8217;s demand for the reasonable, <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> expenses incurred by Landlord with respect thereto. Landlord shall provide Tenant with
reasonable supporting documentation with respect to any such expenses. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">F. Upon failure of Tenant to remove any property or Specialty Alterations in accordance with
<U>Subsection 5.06A</U> or <U>B</U> above, or upon failure of Tenant to notify Landlord of any property it does not wish to remove from the Demised Premises in accordance with <U>Subsection</U><U></U><U>&nbsp;5.06A</U> above, then, as to such
property, or upon termination of this Lease pursuant to <U>Article</U><U></U><U>&nbsp;15</U> hereof, Landlord may, at Tenant&#8217;s expense: (i)&nbsp;remove all such property and Specialty Alterations which Landlord may require Tenant to remove
pursuant to <U>Subsection</U><U></U><U>&nbsp;5.06A</U> and <U>B</U> above, and (ii)&nbsp;repair any damage caused by said removal. Tenant shall, within thirty (30)&nbsp;days following written demand and as additional rent, reimburse Landlord for all
of the aforesaid expenses. In addition, any items of property or Alterations not removed by Tenant may, at the election of Landlord, be deemed to have been abandoned by Tenant, and Landlord may retain and dispose of some or all of said items without
any liability to Tenant and without accounting to Tenant for the proceeds thereof. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">G. The provisions of this
<U>Section</U><U></U><U>&nbsp;5.06</U> shall survive the expiration or sooner termination of the Lease Term, whereupon any and all monetary obligations of Tenant pursuant thereto shall be deemed damages recoverable by Landlord. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.07</U> Subject to the applicable provisions of this <U>Article 5</U>, Tenant shall be permitted to run
conduits for Tenant&#8217;s telecommunications lines (the &#8220;<U>Wiring and Cabling</U>&#8221;), the location of which outside of the Demised Premises and number of conduits shall be subject to Landlord&#8217;s reasonable approval, it being
agreed that Tenant may, as an Alteration, run Wiring and Cabling within existing shafts and risers from the Demised Premises to the existing Building telecommunication feeders located on the third (3rd) and fourth (4th) floors of the Building.
Landlord shall maintain all telecommunications service providers existing at the Building as of the date hereof and shall continue to provide site licenses to such providers as required so that Tenant can continue to utilize existing data services.
Tenant shall obtain and pay for telecommunications services to be supplied to the Demised Premises by direct application to and arrangement with any data or telecommunications service provider existing at the Building or otherwise approved by
Landlord (such approval not to be unreasonably withheld, conditioned or delayed), and promptly after receipt by Landlord of a written request by Tenant, Landlord shall take all reasonable steps in order to allow such telecommunications service
provider to provide service to the Building for Tenant&#8217;s operations. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.08</U> During the performance
of any Alterations, Tenant shall have the <FONT STYLE="white-space:nowrap">non-exclusive</FONT> right, to use the freight elevator and receiving areas in common with Landlord and other tenants of the Building, which use shall be made in accordance
with the Rules and Regulations and the Alteration Rules and Regulations. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.09</U> </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Subject to the provisions of this <U>Section</U><U></U><U>&nbsp;5.09</U>, and provided that Tenant shall have obtained Landlord&#8217;s
consent (which consent shall not be unreasonably withheld, conditioned or delayed) as to the specific equipment to be installed by Tenant and method of installation thereof, Tenant may install in a location on the roof of the Building outside of the
Terrace (herein called the &#8220;<U>Common Roof</U>&#8221;) a microwave, satellite or other antenna communications system and related equipment (the &#8220;<U>Satellite Antenna</U>&#8221;), that transmits or receives signals to or from other
communications installations located <FONT STYLE="white-space:nowrap">off-site</FONT> in a location agreed to Landlord on the Roof. Tenant is permitted to install, operate, maintain, repair and replace the Satellite Antenna, as well as the conduits
and cables necessary for the construction, installation, operation, maintenance, repair or replacement of the Satellite Antenna from the Common Roof to the Demised Premises through then available sleeves located in the Building communications
closets, provided that (i)&nbsp;the installation thereof (including all structural reinforcement, framing and waterproofing) shall be performed subject to the provisions of <U>Article 5</U> hereof, (ii)&nbsp;Tenant shall, following notice from
Landlord, promptly repair any damage to the Building caused by such installation, operation or maintenance, and (iii)&nbsp;such Satellite Antenna shall be deemed a Specialty Alteration and Tenant shall remove the Satellite Antenna from the Common
Roof prior to the Expiration Date. Notwithstanding the foregoing, with respect to any work to be performed in connection with the installation and/or removal of the Satellite Antenna, Landlord, at Landlord&#8217;s option, may elect to perform such
work (in which event Tenant shall, within thirty (30)&nbsp;days after rendition of a bill therefor and as additional rent, reimburse Landlord for the actual and reasonable costs incurred by Landlord in performing such work. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Tenant acknowledges that Tenant&#8217;s use of the Common Roof is a <FONT
STYLE="white-space:nowrap">non-exclusive</FONT> use and Landlord may permit any person or entity to use any other portion of the Common Roof for any use. Tenant shall have the right, in common with others, of reasonable access to the Common Roof and
Building communications closets for the installation, operation, maintenance, repair and removal of the Satellite Antenna, Tenant&#8217;s other telecommunications equipment and related conduits and cables, and for the partial or complete replacement
of the foregoing, provided that all such access shall be coordinated with Landlord or Landlord&#8217;s managing agent. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Landlord shall
have the right, at Landlord&#8217;s cost and expense, on not less than ten (10)&nbsp;Business Days prior written notice (except in the event of emergency, in which event such notice as shall be reasonable under the circumstances shall be required),
to relocate (or, at Tenant&#8217;s option, for Tenant to relocate) the Satellite Antenna, which may include the removal of the Satellite Antenna and the related conduits and cables, the purchasing of materials and equipment necessary for the
relocation thereof and the reinstallation of the Satellite Antenna and such conduits and cables at such other location on the Common Roof as shall be reasonably designated by Landlord. Tenant shall cooperate with Landlord in all reasonable respects
relating to any such relocation. Landlord shall use commercially reasonable efforts to ensure that Tenant&#8217;s communication system is inoperable for as limited a time period as possible. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. If installed, the Satellite Antenna shall be used solely by Tenant in the conduct of Tenant&#8217;s business. Tenant shall not resell the
use, or rights to the use, of the Satellite Antenna, including the granting of any licensing or other rights. In no event shall Tenant have the right to sell the use of the Satellite Antenna to a third party engaged directly or indirectly in the
business of telecommunications. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">E. The rights granted in this <U>Section</U><U></U><U>&nbsp;5.09</U> are granted in connection with, and
as part of the rights created under, this Lease, and are not separately transferable or assignable other than in connection with an assignment of Tenant&#8217;s rights under this Lease or subletting of the Demised Premises as permitted by this
Lease. Nothing contained in this <U>Section</U><U></U><U>&nbsp;5.09</U> shall be deemed to be a lease by Landlord to Tenant of any portion of the Common Roof. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.10</U> Tenant shall be permitted, without the consent of Landlord, but subject to the other terms and
conditions of this <U>Article 5</U>, to install a wireless intranet, internet and communications network (also known as <FONT STYLE="white-space:nowrap">&#8220;Wi-Fi&#8221;)</FONT> within the Demised Premises for the use within the Demised Premises
only (the &#8220;<U>Network</U>&#8221;). Such Network shall be deemed to be an Alteration for purposes of this Lease, and such permission of Landlord granted to Tenant in the preceding sentence is subject to Tenant&#8217;s compliance with respect
thereto with all of the provisions of this <U>Article 5</U>, as well as with all other applicable provisions of this Lease. Any Network shall also be subject to the following conditions: (a)&nbsp;Tenant shall not solicit, suffer, or permit other
tenants or occupants of the Building or other third parties to use the Network or any other communications service, including, without limitation, any wired or wireless internet service that passes through, is transmitted through, or emanates from,
the Demised Premises; (b)&nbsp;Tenant&#8217;s communications equipment and the communications equipment of Tenant&#8217;s service providers and contractors located in or about the Demised Premises or installed in the Building to service the Demised
Premises, including without limitation any antennae, switches or other equipment (collectively, &#8220;<U>Tenant&#8217;s Communications Equipment</U>&#8221;) shall be of a type and, if applicable, a frequency that will not cause radio frequency,
electromagnetic or other interference to any other party or any equipment of any other party, including without limitation Landlord, other tenants or occupants of the Building or any other party and whether or not such interference is caused to
equipment installed after the installation of Tenant&#8217;s Communications Equipment, and any installation outside of the Demised Premises shall be in a location reasonably approved by Landlord; and (c)&nbsp;Tenant acknowledges that Landlord has
granted </P>
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and/or may grant rights, licenses and other rights to install intranet, internet, satellite dishes, antennae, switches and other communications networks and equipment to other tenants and
occupants of the Building and to telecommunications service providers and other third parties. In the event that Tenant&#8217;s Communications Equipment causes or is believed to cause any such interference as described in the foregoing clause (b),
upon receipt of notice from Landlord of such interference, Tenant will take all commercially reasonable steps necessary to correct and eliminate the interference. If the interference is not eliminated within three (3)&nbsp;Business Days (or such
shorter period as shall be designated by Landlord in its sole but reasonable discretion if Landlord believes a shorter period to be appropriate) then, upon notice from Landlord, Tenant shall shut down Tenant&#8217;s Communications Equipment until
such interference shall have been resolved to Landlord&#8217;s reasonable satisfaction. Landlord agrees to insert a provision similar to the preceding sentence in all office leases entered into by Landlord within the Building after the Commencement
Date and within three (3)&nbsp;Business Days after notice from Tenant that such tenant&#8217;s communications equipment is interfering with the operation of Tenant&#8217;s Communications Equipment, shall use commercially reasonable efforts to
enforce such provision (provided, commercially reasonable efforts shall not be deemed to include any obligation to institute legal proceedings against the applicable tenant or occupant unless such efforts have failed to resolve the interference
issue and such issue has a material and adverse impact upon Tenant for more than fifteen (15)&nbsp;Business Days). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.11</U>. Any dispute as to whether or not Landlord was required to be reasonable or was reasonable in
withholding its consent to an Alteration with respect to which Landlord is required to be reasonable hereunder and any other dispute relating to the provisions of this <U>Article 5</U> shall be resolved by Expedited Arbitration in accordance with
the provisions of <U>Subsection 11.04B</U> hereof. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.12</U>. Anything contained in this Lease to the
contrary notwithstanding, Landlord&#8217;s consent shall not be required with respect to any Decorative Alteration; provided, however, that at least five (5)&nbsp;Business Days prior to making any such Decorative Alteration, (a)&nbsp;Tenant shall
provide written notice to Landlord thereof (which shall describe such Decorative Alteration in reasonable detail and specificity), and (b)&nbsp;such Alteration shall otherwise be performed in accordance with the applicable terms and conditions of
this Lease. The term &#8220;Decorative Alteration&#8221; shall mean (x)&nbsp;any Alteration consisting of painting or carpeting or (y)&nbsp;any other Alterations, provided that, in each case, such Alterations (i)&nbsp;do not require a building
permit, (ii)&nbsp;do not affect the structural components of the Building, (iii)&nbsp;are not visible from the outside of the Building and do not affect the outside appearance of the Building, (iv)&nbsp;do not affect any part of the Building other
than the Demised Premises or require any alterations to be performed in or made to any portion of the Building other than the Demised Premises, (v)&nbsp;do not affect the Building Systems, (vi)&nbsp;do not affect any service required to be furnished
by Landlord to Tenant or any other tenant or occupant of the Building, or affect the proper functioning of any Building System, and (vii)&nbsp;do not affect the certificate of occupancy for the Building. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;5.13</U> Landlord and Tenant acknowledge that the sixth (6th) floor of the Demised Premises, contains a raised
floor under which, as of the date hereof, there are certain Buildings Systems that service other tenants and occupants of the Building. For the avoidance of doubt, if Tenant proposes any Alteration that will affect said Building Systems, Landlord
shall not be deemed to have unreasonably withheld consent to the proposed Alteration if Landlord reasonably determines that the proposed Alteration will adversely affect Building services provided to other tenants and occupants of the Building
(other than temporarily). </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 6 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>REPAIRS AND MAINTENANCE </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;6.01</U>. Tenant shall take good care of the Demised Premises and the fixtures, appurtenances and equipment
therein (other than any items that are Landlord&#8217;s responsibility pursuant to the provisions of this Lease), and at Tenant&#8217;s own cost and expense shall make all Repairs as and when needed to preserve them in good working order and
condition, whether or not such Repairs are ordinary or extraordinary, or foreseen or unforeseen at this time, and whether or not such Repairs pertain to improvements in the Demised Premises furnished or installed by Landlord except for any damage
thereto caused by Landlord&#8217;s or Persons Within Landlord&#8217;s Control&#8217;s negligence or willful misconduct and Landlord&#8217;s obligations with respect to Landlord&#8217;s Work, but excluding Repairs to the structural portions of the
Building or the Building Systems, unless required under the provisions of the following sentence. All damage or injury to the Demised Premises, or to the Building or the Building Systems, or to improvements of portions of Building Systems furnished
or installed by Landlord in the Demised Premises,<B> </B>caused by any act or omission (where there is a duty to act) of Tenant, or of any Persons Within Tenant&#8217;s Control, including those which are structural, extraordinary and unforeseen,
shall be promptly repaired, restored or replaced by Tenant, at Tenant&#8217;s own cost and expense. All Repairs shall be in quality and class equal to or better than the original work or installations, and shall be performed in good and workmanlike
manner. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;6.02</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Landlord shall operate and maintain the Building in a manner comparable to Comparable Buildings. Subject to the provisions of
<U>Article</U><U></U><U>&nbsp;9</U> below, Landlord shall make or cause to be made all Repairs, structural and otherwise, necessary to keep in good order and repair the exterior of the Building, all structural portions of the Building, the public
portions of the Building (including, without limitation, the Amenity Space), the Building Systems (as described in <U>Article</U><U></U><U>&nbsp;18</U> below), the Mercer Lobby and Mercer Elevators, in each case, other than those Repairs required to
be made by Tenant as provided in <U>Section</U><U></U><U>&nbsp;6.01</U>. For purposes of this <U>Article</U><U></U><U>&nbsp;6</U>, the &#8220;structural portions&#8221; of the Building shall mean the rough floor of the Demised Premises, the exterior
walls of the Demised Premises, the roof, Tenant&#8217;s exterior windows, the load-bearing beams and columns of the Building, and the rough ceiling (which, for the avoidance of doubt, is the underside of the floor slab immediately above each floor
of the Demised Premises), provided, however, Landlord shall have no obligation to Repair the terracotta ceiling located in the 12th floor ceiling of the Demised Premises (it being agreed that in the event of a fire or other casualty, Landlord shall
Repair the 12<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> floor ceiling to the condition existing prior to installation of the terracotta). Tenant accepts the aesthetic condition that the rough ceilings are in on the Commencement Date,
and Tenant agrees not to request changes thereto (e.g., to correct any uneven surfaces thereof) if and to the extent unchanged in any material respect from the condition thereof on the Commencement Date. Landlord shall use commercially reasonable
efforts to minimize interference with Tenant&#8217;s use, access to, and occupancy of the Demised Premises in making any Repairs. In no event shall Landlord be obligated to use overtime or premium pay labor in fulfilling its obligations under this
<U>Subsection 6.02A</U>, unless (x)&nbsp;the Repairs in question would customarily be performed on an overtime basis or using premium pay labor by owners of Comparable Buildings, or (y)&nbsp;the Repairs in question are reasonably likely to
materially disrupt Tenant&#8217;s use of the Demised Premises for Tenant&#8217;s ordinary use, or (z)&nbsp;Tenant otherwise elects to cause Landlord to perform such work on an overtime basis (it being agreed that if Tenant makes such election,
Tenant shall pay the incremental cost therefor).<B> </B>Where the cessation or interruption of any services required to be provided under this Lease has occurred due to Force Majeure Event, Landlord shall use commercially reasonable efforts to cause
the same to be restored by diligent application or request to the provider (unless such request shall not be reasonably practical under the circumstances). Landlord shall also make any Repairs to the Demised Premises the need for which are due to
the act or omission of Landlord or Persons Within Landlord&#8217;s Control. Landlord will (i)&nbsp;furnish to the Building onsite maintenance personnel, snow </P>
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removal, and other services as may be required to maintain the Building in a first class manner and (ii)&nbsp;provide to the Demised Premises the services and perform Repairs, in each case, as
expressly set forth in this Lease, in a first class manner for the comfortable use and occupancy of the Demised Premises. In performing any Repairs or providing any services, Landlord shall not at any time, either directly or indirectly, use any
contractors or labor or materials if the use of such contractors or labor or materials would create any work stoppage, picketing, labor disruption or any other difficulty with other contractors or labor engaged by Tenant or Landlord or others in the
construction, maintenance or operation of the Building or any part thereof. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Notwithstanding anything to the contrary contained in this
Lease: </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) For the purposes of this <U>Subsection 6.02B</U>, the term &#8220;<U>Interruption</U>&#8221; shall mean any instance in which
the Demised Premises shall be rendered Untenantable solely by reason of (x)&nbsp;the failure of Landlord to perform any of Landlord&#8217;s obligations pursuant to <U>Subsection 6.02A</U> above, or (y)&nbsp;the interruption, curtailment or
suspension of the Building services that Landlord is required to provide pursuant to Building services described in <U>Article 18</U> below or the electricity described in <U>Article 20</U> below, or (z)&nbsp;the performance by Landlord of repairs
or improvements in or about the Demised Premises, but in the case of clause (x), (y) or (z), excluding any instance that is the result of an event of fire or casualty or condemnation, or that is attributable to Force Majeure or any negligent or
wrongful act or omission (where there is a duty to act) of Tenant or any Persons Within Tenant&#8217;s Control. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) For the purposes of
this <U>Subsection 6.02B</U>, the term (A) &#8220;<U>Material Interruption</U>&#8221; shall mean any instance in which an Interruption shall have occurred, and (x)&nbsp;Tenant shall have notified Landlord (or Landlord shall have obtained actual
knowledge thereof) of such Interruption in writing, (y)&nbsp;such Interruption and Tenant&#8217;s inability to use the Demised Premises shall continue for at least five (5)&nbsp;consecutive Business Days after delivery of the Interruption Notice or
at least ten <FONT STYLE="white-space:nowrap">(10)&nbsp;non-consecutive</FONT> days in any consecutive <FONT STYLE="white-space:nowrap">30-day</FONT> period, (z)&nbsp;such Interruption shall have been caused by an act or omission of Landlord or any
Persons Within Landlord&#8217;s Control that is not attributable to Force Majeure and is not otherwise attributable to Tenant&#8217;s Delay or any negligent or wrongful act or omission of Tenant or any Persons Within Tenant&#8217;s Control, and (B)
&#8220;<U>Untenantable</U>&#8221; shall mean that Tenant shall be unable to use (and shall not use or occupy) the Demised Premises or the applicable portion thereof (including due to lack of access) for the business purpose for which such space was
normally used prior to the applicable Interruption. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iii) If a Material Interruption shall occur, then, as Tenant&#8217;s sole remedy in
connection with such Material Interruption, and provided that such Material Interruption shall then be continuing, Tenant shall be entitled to an abatement of Fixed Rent and the Recurring Additional Rent hereunder for the period that shall begin
retroactively on the date on which Tenant shall have delivered to Landlord the Interruption Notice, and which shall end on the earlier of (x)&nbsp;the day on which such Material Interruption shall cease, or (y)&nbsp;the day immediately prior to the
day on which the Demised Premises are no longer Untenantable. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iv) If a portion, but less than all, of the Demised Premises shall have
been affected by a Material Interruption, then Tenant shall be entitled to an abatement of Fixed Rent and the Recurring Additional Rent hereunder in accordance with the provisions of this <U>Subsection 6.02B</U>, except that said abatement shall be
on a pro rata basis, calculated by multiplying the amount of Fixed Rent and the Recurring Additional Rent hereunder otherwise then payable pursuant to this Lease by a fraction, the numerator of which shall be the number of rentable square feet of
the Demised Premises that shall have been rendered Untenantable, and the denominator of which shall be the number of Rentable Square Feet in the Demised Premises. If, as reasonably determined by Tenant, it is not practicable for Tenant to use (and
Tenant shall not use) any unaffected area of the Demised Premises for the ordinary conduct of business during a Material Interruption, the Fixed Rent and Recurring Additional Rent payable for such unaffected area shall also be abated. Any dispute
concerning the reasonableness of such determination shall be resolved by Expedited Arbitration in accordance with the provisions of <U>Subsection 11.04B</U> below. </P> <P STYLE="font-size:6pt; margin-top:0pt; margin-bottom:0pt">&nbsp;</P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. If (i)&nbsp;Landlord fails (such failure shall be referred to herein as a
&#8220;<U>Failure</U>&#8221;) to perform any Repairs that are expressly required to be performed by Landlord in accordance with this <U>Article 6</U>; (ii) the necessity for the performance of such obligation was not due to (a)&nbsp;the negligence
or willful misconduct of Tenant and/or any Persons Within Tenant&#8217;s Control, (b)&nbsp;any default hereunder and/or other act or omission by Tenant and/or any Persons Within Tenant&#8217;s Control, (c)&nbsp;a Force Majeure Event, and/or
(d)&nbsp;the occurrence of a fire or other casualty or a condemnation; (iii)&nbsp;the Failure interferes with the use by Tenant of the Demised Premises or a portion thereof for the ordinary conduct of Tenant&#8217;s business; (iv)&nbsp;Tenant shall
deliver three (3)&nbsp;Business Days&#8217; notice thereof to Landlord, which notice shall expressly state that Tenant may exercise self-help and offset rights in accordance with the terms of this <U>Subsection 6.02C</U>; and (v)&nbsp;Landlord shall
fail to commence and diligently prosecute the performance of such Repairs prior to the end of said three (3)&nbsp;Business Day period (it being agreed that Landlord shall not be obligated to complete such Repairs within such period, although
Landlord shall be obligated to diligently prosecute such Repairs to completion and in all events complete the same within thirty (30)&nbsp;days), then Tenant may elect in Tenant&#8217;s sole discretion (without any obligation to do so and without
waiving such default by Landlord) to perform such Repairs (which Repairs shall be performed in accordance with and subject to all of the terms of this Lease, except that Landlord&#8217;s consent with respect to the performance of such Repairs shall
not be required) and, subject to the other provisions of this <U>Subsection 6.02C</U> (and provided that Landlord is expressly responsible for the cost of such Repairs pursuant to the terms of this Lease), deduct the reasonable, <FONT
STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> cost thereof from any Fixed Rent thereafter payable by Tenant under this Lease. Prior to deducting such costs, Tenant shall deliver to Landlord notice (the
&#8220;<U>Offset Notice</U>&#8221;) stating that Tenant intends to offset the reasonable, <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> cost of such Repairs, together with documentation setting forth
the nature and amount of such costs. If Landlord and Tenant are unable to agree in good faith upon the amount of such offset (if any) (and/or whether Tenant shall be entitled thereto) within ten (10)&nbsp;Business Days after Landlord&#8217;s receipt
of the Offset Notice, such dispute shall be resolved by Expedited Arbitration in accordance with the terms of <U>Subsection 11.04B</U> below.&nbsp;Any offset against Fixed Rent made by Tenant hereunder shall be applied against the Fixed Rent until
the amount thereof shall have been recovered in full, it being agreed that if such offset shall not be fully satisfied prior to the Expiration Date, then Landlord shall refund the remaining amount thereof to Tenant within thirty (30)&nbsp;days after
the Expiration Date. The provisions of this <U>Subsection 6.02C</U> shall survive the expiration or sooner termination of the Lease Term. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. If a Material Interruption shall occur, Landlord shall use all commercially reasonable efforts to eliminate such Material Interruption. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;6.03</U>. If any Insurance Boards or Legal Requirements shall require (i)&nbsp;installation of fire
extinguishers or of a &#8220;sprinkler system&#8221; or any other fire protection devices, or (ii)&nbsp;any changes, modifications, alterations or additions thereto for any reason, which, in the case of clause (i)&nbsp;and clause (ii)&nbsp;are <FONT
STYLE="white-space:nowrap">non-structural</FONT> and do not require any work outside of the Demised Premises and are attributable to Tenant&#8217;s particular manner of use of the Demised Premises for other than customary office uses, then Tenant,
at Tenant&#8217;s expense, shall promptly install the necessary sprinkler heads and piping within the Demised Premises and supply such changes, modifications, alterations, additions or other equipment, provided that Landlord shall have installed the
base Building sprinkler system serving the floor(s) on which the Demised Premises are located. The parties acknowledge that Landlord has already installed the base Building sprinkler system serving the floor(s) on which the Demised Premises are
located. Any changes, modifications, alterations or additions which are structural or require any work outside of the Demised Premises shall be performed by Landlord. In the event that Landlord shall make any such installation (including sprinklers,
stair pressurizers, water towers), or any such change, modification, alteration or additions outside of the Demised Premises (such as, without limitation, in the common area), the costs incurred by Landlord in connection therewith shall be treated
as Operating Expenses, subject to recoupment pursuant to (and to the extent permitted by) <U>Article 19</U> below, except that if any such installation, change, modification, alteration or </P>
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additions outside of the Demised Premises shall have become necessary as a result of (i)&nbsp;Tenant&#8217;s manner of use of the Demised Premises (as distinguished from Tenant&#8217;s mere use
and occupancy of the Demised Premises for the Authorized Use), (ii) Tenant&#8217;s installations, equipment or other property therein or the operation thereof other than merely for the Authorized Use, (iii)&nbsp;any cause or condition created by or
at the instance of Tenant (as distinguished from Tenant&#8217;s mere use and occupancy of the Demised Premises for the Authorized Use), or (iv)&nbsp;the breach of any of Tenant&#8217;s obligations under this Lease, Tenant shall reimburse Landlord,
as additional rent, an amount equal to the entire <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> cost thereof. Tenant shall make such reimbursement to Landlord within thirty (30)&nbsp;days after
Landlord shall render a bill therefor to Tenant, which bill shall be accompanied by reasonably detailed information showing the basis for such cost. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;6.04</U>. In any case where Tenant shall be required to make Repairs or perform any work and such Repairs or
work shall affect the Building Systems or areas outside of the Demised Premises, Landlord may, in Landlord&#8217;s discretion, elect to make such Repairs or to perform such work for and on behalf of Tenant, but at Tenant&#8217;s cost and expense. In
such event, Tenant shall reimburse Landlord as additional rent for the reasonable <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> cost of such Repairs and/or work within thirty (30)&nbsp;days after
Landlord shall furnish a statement to Tenant of the amount thereof accompanied by reasonable supporting documentation. Except where such Repairs are due to an emergency, Landlord will obtain at least two (2)&nbsp;bids for such work, shall give
Tenant copies of the bids and shall select the low bidder. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;6.05</U> Landlord agrees that in the event that
Tenant requires additional HVAC service in the Demised Premises, Tenant may install, and Landlord consents to the installation of, at Tenant&#8217;s own cost and expense in accordance with, and subject to, the applicable provisions of this Lease one
(1)&nbsp;or more additional HVAC system(s) (hereinafter referred to collectively as the &#8220;<U>Supplemental <FONT STYLE="white-space:nowrap">Air-Conditioning</FONT> System</U>&#8221;) as Tenant may require for the operation of Tenant&#8217;s
business in the Demised Premises. Landlord shall not impose any <FONT STYLE="white-space:nowrap">tap-in</FONT> fees in connection with the installation by Tenant of the Supplemental <FONT STYLE="white-space:nowrap">Air-Conditioning</FONT> System.
</P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 7 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>COMPLIANCE WITH LAW </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;7.01</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Tenant shall not do, and shall not permit Persons Within Tenant&#8217;s Control to do, any act or thing in or upon the Demised Premises or
the Building which will invalidate or be in conflict with the certificate of occupancy for the Demised Premises or the Building, or which will violate any Legal Requirements. Tenant shall, at Tenant&#8217;s cost and expense, subject to
<U>Section</U><U></U><U>&nbsp;7.03</U> below, comply with all Legal Requirements which shall with respect to the Demised Premises or with respect to any abatement of nuisance (including the removal, containment, transportation and disposal of
asbestos), impose any violation, order or duty upon Landlord or Tenant arising from, or in the Demised Premises, particular use or manner of use of the Demised Premises (in contradistinction to the mere use of the Demised Premises for the Authorized
Use), or any Alterations therein, other than mere installations for customary office use, or required by reason of a breach of any of Tenant&#8217;s covenants or agreements under this Lease, whether or not any work required shall be ordinary or
extraordinary or foreseen or unforeseen at the date hereof, except if and to the extent the same shall be the obligation of Landlord pursuant to an express provision of this Lease. Notwithstanding the foregoing, Tenant shall not be obligated to
perform any structural Alterations to the Demised Premises by reason of the foregoing obligations, if and to the extent that the necessity therefor shall result from the mere use and occupancy of the Demised Premises for the Authorized Use.
Notwithstanding anything to the contrary contained herein, Tenant shall have no obligation under this Lease with respect to (x)&nbsp;any Open Permits (as defined in the Contract of Sale, dated as of the Commencement Date, between Scholastic 557
Broadway, LLC (&#8220;<U>Scholastic Owner</U>&#8221;), as seller, and Landlord, as purchaser (the &#8220;<U>Sale Agreement</U>&#8221;)) or (y)&nbsp;any Open Violations (as defined in the Sale Agreement). </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. In addition to the above, and notwithstanding anything to the contrary contained herein,
Tenant shall be responsible for the cost of (i)&nbsp;all compliance with the Disabilities Act with respect to areas of the Land and Building outside the Demised Premises, but only if and to the extent that the required compliance arises from
(I)&nbsp;Tenant&#8217;s particular manner of use of the Demised Premises for other than the Authorized Use, (II)&nbsp;the specific nature of Tenant&#8217;s business conducted at the Demised Premises, (III)&nbsp;Tenant&#8217;s particular
installations, equipment or other property therein or the operation thereof (as distinguished from installations, equipment or other property for customary office use), (IV) any cause or condition created by or at the instance of Tenant (as
distinguished from Tenant&#8217;s mere occupancy of the Demised Premises for the Authorized Use) due to any of the foregoing clauses (I), (II) and/or (III), or (V)&nbsp;the breach of any of Tenant&#8217;s obligations under this Lease, and
(ii)&nbsp;all compliance with Local Law 88 of the of the New York City Administrative Code (as the same may be hereafter modified, amended or supplemented) within the Demised Premises, other than the installation of submeters (which, for the
avoidance of doubt, shall be the obligation of Landlord under this Lease as set forth in <U>Article 20</U>). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Tenant shall not cause or
permit any Hazardous Materials to be used, stored, transported, released, handled, produced or installed in, on or from the Demised Premises or the Building; <U>provided</U>, <U>however</U>, that the foregoing prohibition shall not apply to the
following, but only if and to the extent permitted by applicable Legal Requirements and in such quantities as are permitted by Legal Requirements: standard office cleaning supplies in limited quantities and standard office products customarily used
in general office use. The term &#8220;<U>Hazardous Materials</U>&#8221;, as used herein, shall mean any flammables, explosives, radioactive materials, hazardous wastes, hazardous and toxic substances or related materials, asbestos or any material
containing asbestos, or any other substance or material included in the definition of &#8220;hazardous substances&#8221;, &#8220;hazardous wastes&#8221;, &#8220;hazard materials&#8221;, &#8220;toxic substances&#8221;, &#8220;contaminants&#8221; or
any other pollutant, or otherwise regulated by any federal, state or local environmental law, ordinance, rule or regulation, including the Comprehensive Environmental Response Compensation and Liability Act of 1980, as amended, the Hazardous
Materials Transportation Act, as amended, and the Resource Conservation and Recovery Act, as amended, and in the regulations adopted and publications promulgated pursuant to each of the foregoing Acts. In the event of a violation of any of the
foregoing provisions of this <U>Subsection 7.01C</U>, Landlord may, without notice and without regard to any grace or cure period contained elsewhere in this Lease, take all remedial action deemed necessary by Landlord to correct such condition, and
Tenant shall reimburse Landlord for the cost thereof, within thirty (30)&nbsp;days of written demand accompanied by reasonable supporting documentation, as additional rent. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. Except if the same shall be the obligation of Tenant under this Lease or another tenant or occupant of the Building, Landlord shall comply
with all Legal Requirements affecting the Building (including maintaining the certificate of occupancy until the expiration or earlier termination of this Lease), the Building Systems or the Demised Premises if the failure to do so would impair
Tenant&#8217;s ability to use and occupy the Demised Premises for the Authorized Use, or would cause Tenant to suffer any liability as a result of Landlord&#8217;s <FONT STYLE="white-space:nowrap">non-compliance.</FONT> Landlord shall not amend the
Building&#8217;s certificate of occupancy in a manner that would restrict or diminish Tenant&#8217;s use of the Demised Premises for the Authorized Use. Landlord shall comply with any Legal Requirements which are the responsibility of Landlord
pursuant to this <U>Section</U><U></U><U>&nbsp;7.01D</U> which are in <FONT STYLE="white-space:nowrap">non-compliance</FONT> as of the Commencement Date. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;7.02</U>. If Landlord or Tenant shall receive written notice of any violation of any Legal Requirements
applicable to the Demised Premises or, to the extent such violation has or would have an adverse effect (beyond a <I>de minimis</I> extent) on Tenant&#8217;s operation of its business in the Demised Premises or Tenant&#8217;s employees, agents or
visitors, the performance of Alterations or access to the Demised Premises, the Building, Landlord or Tenant, as applicable, shall give prompt notice thereof to the other party. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;7.03</U>. If any governmental license or permit shall be
required for the proper and lawful conduct of Tenant&#8217;s business and if the failure to secure such license or permit would, in any way, affect Landlord or the Building, then Tenant, at Tenant&#8217;s expense, shall promptly procure and
thereafter maintain, submit for inspection by Landlord upon request, and at all times comply with the terms and conditions of, each such license or permit. The foregoing obligation on the part of the Tenant shall not include the certificate of
occupancy that Landlord is required to maintain pursuant to <U>Subsection 7.01D</U> above. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;7.04</U>. If an
excavation shall be made upon the land adjacent to or under the Building, or shall be authorized or contemplated to be made, Tenant shall afford to the person causing or authorized to cause such excavation license to enter upon the Demised Premises
on reasonable prior notice to Tenant for the purpose of doing such work as said person shall deem necessary to preserve the Building from injury or damage and to support the same by proper foundations without any claim for damages or indemnity
against Landlord, or diminution or abatement of rent. If such excavation shall be undertaken by Landlord or contractors employed by Landlord for such work, Landlord shall use commercially reasonable efforts (but shall not be obligated to use
overtime or premium pay labor) to minimize interference with Tenant&#8217;s use and occupancy of and access to the Demised Premises resulting therefrom. To the extent it is within Landlord&#8217;s reasonable control to do so, Landlord shall provide
Tenant with at least two (2)&nbsp;Business Days prior written notice (which notice may be given orally to any management or administrative employee of Tenant) of any entry upon the Demised Premises pursuant to this
<U>Section</U><U></U><U>&nbsp;7.04</U>, and such entry shall be at reasonable times; it being agreed, however, that no notice shall be required in the case of an emergency. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;7.05</U>. Neither Landlord nor Tenant shall clean, permit, suffer or allow to be cleaned, any windows in the
Demised Premises from the outside in violation of Section&nbsp;202 of the Labor Law or any other Legal Requirements. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;7.06</U> Wherever in this Lease there is an obligation or requirement to comply with Legal Requirements or words
of similar import, the same shall include the rules, regulations and/or requirements of the New York City Landmarks Preservation Commission (the &#8220;<U>Landmarks Preservation Commission</U>&#8221;). Notwithstanding anything contained in this
Lease to the contrary, if Tenant makes any filings with the Landmarks Preservation Commission then (i)&nbsp;Landlord shall be copied on any application for a staff-level approval from the Landmarks Preservation Commission (e.g., Certificate of No
Effect or Certificate for Minor Work), (ii) Landlord shall be invited to join any meeting or call with the Landmarks Preservation Commission or representatives thereof (with reasonable advance notice thereof) and (iii)&nbsp;Landlord shall have the
right to approve any application, including presentation materials, for a commission-level approval (e.g., Certificate of Appropriateness), which approval shall not be unreasonably withheld, conditioned or delayed with respect to <FONT
STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">&#8220;as-of-right&#8221;</FONT></FONT> applications (including, without limitation, Landlord&#8217;s approval of any variance application) and shall be granted or denied within ten
(10)&nbsp;Business Days following Tenant&#8217;s request therefor. Landlord shall reasonably cooperate with Tenant, at no <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> cost to Landlord (except to the
extent that Tenant agrees to reimburse Landlord for the reasonable <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> costs actually incurred by Landlord therefor), in any such application in connection
with any Alterations (x)&nbsp;approved or deemed approved by Landlord or (y)&nbsp;permitted to be performed by Tenant without such approval, in each case, in accordance with the provisions of <U>Article 5</U> of this Lease, including promptly
executing and filing any reasonable and necessary applications, certifications or other documents, and following all reasonably required procedures within any applicable time limitations. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;7.07</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. For the purposes of this <U>Section&nbsp;7.07:</U> </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) &#8220;<U>Building Emissions</U>&#8221; will be calculated annually by multiplying (x)<U></U>&nbsp;the assigned co-efficient of energy in
any form (including, without limitation, electrical, steam and gas) (as set forth in the Local Law), by (y)<U></U>&nbsp;the total energy consumed within the Building (as measured by meter/submeter). </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) &#8220;<U>Building Emissions Limit</U>&#8221; will be calculated annually by multiplying (x)&nbsp;the intensity limit for the occupancy
group classification as set forth in Article 320.3 of Local Law 97 of 2019 (as the same may be amended, replaced and supplemented from time to time, and/or any other similar Legal Requirements which are intended to reduce carbon emissions and/or
save energy together with all rules, regulations and guidelines promulgated pursuant thereto or in connection therewith, the &#8220;<U>Local Law</U>&#8221;), by (y)&nbsp;the total square footage of the Building (as determined by the New York City
Department of Finance). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iii) Intentionally Omitted. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iv) &#8220;<U>Tenant Emissions</U>&#8221;<B> </B>will be calculated annually, with respect to each occupancy group classification applicable
to the Demised Premises (as set forth in the Local Law) by multiplying (x)&nbsp;the assigned <FONT STYLE="white-space:nowrap">co-efficient</FONT> of energy in any form (including, without limitation, electrical, steam and gas) (as set forth in the
Local Law) with respect to such occupancy group, by (y)&nbsp;the total energy consumed within the portion of the Demised Premises (as measured by meter/submeter) classified as such occupancy group (as set forth in the Local Law). </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(v) &#8220;<U>Tenant Emissions Limit</U>&#8221; will be calculated with respect to each occupancy group classification applicable to the
Demised Premises (as set forth in the Local Law), by multiplying (x)&nbsp;the intensity limit for the applicable occupancy group classification as set forth the in the Local Law, by (y)&nbsp;the total square footage of the portion of the Demised
Premises classified as such occupancy group (as set forth in the Local Law). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Landlord shall present to Tenant as soon as reasonably
practicable following the end of each reporting period (or portion thereof) occurring during the Lease Term, an annual environmental performance report (the &#8220;<U>Annual Environmental Performance Repor</U>t&#8221;) setting forth the Building
Emissions and the Tenant Emissions for the preceding reporting period. Tenant shall have the right to audit the same in accordance with the provisions of <U>Subsection 19.04D</U> hereof (including the timeframes set forth therein), provided that any
dispute in connection therewith shall be decided by a registered building design professional selected by Landlord and reasonably acceptable to Tenant. Any costs related to the filing of an Annual Environmental Performance Report shall be included
in Operating Expenses. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Tenant shall be responsible for the payment of any portion of any penalties or excess emissions charges incurred
by Landlord under Local Law 97 or any successor thereto (&#8220;<U>Building Emissions Fine</U>&#8221;) solely to the extent that such penalties or charges are attributable to the Tenant Emissions exceeding the Tenant Emissions Limit
(&#8220;<U>Tenant&#8217;s Overage Amount</U>&#8221;) in any reporting period. Landlord shall be responsible for, and shall not hold Tenant accountable for any portion of, any penalties levied upon the Building under Local Law due to failure of the
Landlord to meet reporting obligations under said Local Law unless and to the extent that Landlord&#8217;s failure to meet such obligations shall be the result of Tenant&#8217;s acts or omissions (e.g., Tenant&#8217;s failure to timely complete any
documentation required by Landlord in order for Landlord to meet such obligations). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. Tenant shall be entitled to all <FONT
STYLE="white-space:nowrap">so-called</FONT> &#8220;Carbon Credits&#8221; that may be created, credited or recoverable because of Tenant activities conducted within the Demised Premises (the &#8220;<U>Tenant Carbon Credits</U>&#8221;). Tenant shall
be entitled to allocate at Tenant&#8217;s discretion such Tenant Carbon Credits created as set forth in the prior sentence, and/or qualifying NYC Renewable Energy Certificates, to the Landlord, in exchange for a reduction in Tenant&#8217;s Overage
Amount for the applicable reporting period. Tenant shall also be entitled to procure and allocate to Landlord qualifying carbon offset credits in exchange for such a reduction. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">E. If Landlord shall receive a refund or a credit of any Building Emissions Fine with
respect to a reporting period for which Tenant has paid any Tenant&#8217;s Overage Amount, then Tenant&#8217;s pro rata share of such Building Emissions Fine (based on the proportion of the Building Emissions Fine paid by Tenant during such calendar
year), after deduction of reasonable legal fees, fees of building design professionals and other expenses reasonably incurred in obtaining such refund or credit and collecting the same shall be refunded or credited to Tenant against the next
installments of Fixed Rent due hereunder. In no event shall any refund or credit due to Tenant hereunder exceed the amount of the Tenant&#8217;s Overage Amount paid by Tenant for such particular calendar year. Only Landlord shall be eligible to
institute a proceeding to reduce any Building Emissions Fine under the Local Law. In no event shall Tenant have the right to seek any refund or reduction of the Building Emissions Fine from any governmental authority. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 8 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>INSURANCE </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;8.01</U>. Landlord shall maintain during the Lease Term a policy or policies of insurance insuring the Building
against loss or damage due to fire and other casualties covered within the classification of fire and extended coverage, vandalism coverage and malicious mischief, sprinkler leakage, water damage and special extended coverage on the Building for the
full replacement cost value of the Building (excluding the replacement cost value of the foundation or footings of the Building). Landlord may elect to maintain such other or additional insurance coverage as may include protection against the risks
of earthquake, flood damage and other hazards, a rental loss endorsement, one or more loss payee endorsements in favor of any Mortgagees or Overlandlords, and such other endorsements as Landlord shall reasonably determine to be appropriate or
desirable. Tenant shall not do or permit any Persons Within Tenant&#8217;s Control to do any act or thing in or upon the Demised Premises which will invalidate or be in conflict with the terms of the New York State standard form of fire insurance
with extended coverage, or with rental, liability, boiler, sprinkler, water damage, war risk or other insurance policies (or endorsements) covering the Building and the fixtures and property therein (hereinafter referred to as the &#8220;<U>Building
Insurance</U>&#8221;); and Tenant, at Tenant&#8217;s own expense, shall comply with all rules, orders, regulations and requirements of all Insurance Boards, and shall not do or permit any Persons Within Tenant&#8217;s Control to do in or upon the
Demised Premises or bring or keep anything therein or use the Demised Premises in a manner which increases the rate of premium for any of the Building Insurance or any property or equipment located therein over the rate in effect at the commencement
of the Lease Term, unless Tenant pays for such increase, provided that in no event shall ordinary office use or Tenant&#8217;s use as of the Commencement Date for the Authorized Use constitute a breach of this <U>Section</U><U></U><U>&nbsp;8.01</U>.
</P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;8.02</U>. If, by reason of the failure of Tenant to comply with any provision of this Lease, the rate of
premium for the Building Insurance or other insurance on the property and equipment of Landlord shall be higher than it otherwise would be, Tenant shall reimburse Landlord for that part of the insurance premiums thereafter paid by Landlord which
shall have been charged because of such failure by Tenant, such reimbursement to be made within thirty (30)&nbsp;days of Landlord&#8217;s demand together with reasonable supporting documentation. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;8.03</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Tenant shall, at Tenant&#8217;s own cost and expense, obtain, maintain and keep in force during the entire Lease Term, for the benefit of
Landlord, the managing agent for the Building, Overlandlord (if applicable) and Tenant, the following insurance coverages: (i)&nbsp;commercial general liability insurance in a combined single limit amount of not less than $10,000,000.00 (which can
be a combination of primary and umbrella coverage), against all claims, demands or actions with respect to damage, injury or death made by or on behalf of any person or entity, arising from or relating to the conduct and operation of Tenant&#8217;s
business in, on or about the Demised Premises (which shall include Tenant&#8217;s signs, if any), or arising from or related to the negligence or willful misconduct of Tenant or of Persons Within Tenant&#8217;s Control; (ii)&nbsp;during the course
of construction of any Tenant&#8217;s Alterations and until completion thereof, Builder&#8217;s Risk insurance on an &#8220;all risk&#8221; basis (including collapse) on a completed value <FONT STYLE="white-space:nowrap">(non-reporting)</FONT> form
in the amount of not more than $2,500,000 covering the interests of Landlord and Tenant (and their respective contractors and subcontractors) in all work incorporated into the Building and all materials and equipment located in or about the Demised
Premises; (iii)&nbsp;Workers&#8217; Compensation insurance, as required by law, and Employer&#8217;s Liability Insurance with limits of $1,000,000 (Each Accident), $1,000,000 (Disease &#8211; Policy Limit), and $1,000,000 (Disease &#8211; Each
Employee); (iv) Intentionally Omitted; and (v)&nbsp;during any period where Tenant maintains employees for the security of the Building, such additional insurance for general liability protection and endorsements therefore and in such coverages that
are customary for prudent employers and as may be required by law as reasonably approved by Landlord. Whenever, in Landlord&#8217;s reasonable judgment (but not more frequently than once every three (3)&nbsp;calendar years), good business practice
and changing conditions indicate a need for additional or different types of insurance coverage in a manner commensurate with that which shall then be required of similarly situated tenants of Comparable Buildings, Tenant shall, upon
Landlord&#8217;s request, promptly obtain such insurance coverage, at Tenant&#8217;s expense. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Tenant shall, at Tenant&#8217;s own cost
and expense, obtain, maintain and keep in force during the entire Lease Term, insurance which shall protect and indemnify Landlord, the managing agent of the Building, Tenant and (if applicable) Overlandlord against any and all damage to or loss of
Tenant&#8217;s Alterations, equipment, furnishings, furniture, fixtures and contents in the Demised Premises or the Building. Such insurance shall be written on an &#8220;all risk&#8221; of physical loss or damage basis, for the full replacement
cost value (new, without deduction for depreciation of the covered items) and in amounts that satisfy any <FONT STYLE="white-space:nowrap">co-insurance</FONT> clauses of the policies of insurance, and shall include a vandalism and malicious mischief
endorsement, with sprinkler leakage coverage. Whether or not Tenant shall obtain and maintain such &#8220;all risk&#8221; insurance coverage with respect to Tenant&#8217;s artwork, Tenant shall release Landlord from any liability or claims as a
result of any damage or destruction of such artwork, except to the extent caused by the negligence or willful misconduct of Landlord or anyone acting by, through or under Landlord. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Landlord, Landlord&#8217;s managing agent for the Building, and (if applicable) Overlandlord and any Mortgagee, shall be named as additional
insureds in Tenant&#8217;s commercial general liability insurance policy and Tenant&#8217;s umbrella/excess policy (and/or any additional party that is provided to Tenant from time to time in writing) and shall be protected against liability
occasioned by an occurrence insured against under such policies. Tenant&#8217;s commercial general liability and umbrella/excess policies of insurance shall be: (i)&nbsp;written on an &#8220;occurrence&#8221; basis, (ii)&nbsp;with the exception of
the umbrella/excess, be written as primary policy coverage and not contributing with or in excess of any coverage which Landlord, the managing agent for the Building, or Overlandlord may carry, (iii)&nbsp;satisfy the requirements of this Lease, and
(iv)&nbsp;issued by insurance companies then rated not less than <FONT STYLE="white-space:nowrap">A-:VIII</FONT> in Best&#8217;s insurance reports, and which are legally permitted to do business in the State of New York. Tenant shall, prior to the
Commencement Date, deliver to Landlord certificates evidencing the insurance required under this Lease. Thereafter, Tenant shall furnish to Landlord upon the expiration of any such policies and any renewal thereof (provided such policies have not
lapsed), a new certificate of insurance (as applicable) at the time of renewal. Tenant shall endeavor to provide prior written notice to Landlord of any material change (&#8220;material change&#8221; being defined to mean only an increase to
retentions or changes in limits that would reduce the coverage required by this Lease) or cancellation of any of said insurance policy(ies), and Tenant shall, in any event, notify Landlord at least thirty (30)&nbsp;days prior to the effective date
of such cancellation. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. Tenant shall pay all premiums and charges for all of said policies, and, if Tenant shall
fail to make any payment when due or carry any such policy after Landlord provides three (3)&nbsp;Business Days&#8217; notice of Landlord&#8217;s intention to do so, Landlord may, but shall not be obligated to, make such payment or carry such
policy, and the amount paid by Landlord shall be repaid to Landlord by Tenant within thirty (30)&nbsp;days following demand therefor, and all such amounts so repayable shall be deemed to constitute additional rent hereunder. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;8.04</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Landlord shall cause each policy carried by Landlord insuring the Building against loss, damage, or destruction by fire or other casualty,
and Tenant shall cause each insurance policy carried by Tenant and insuring the Demised Premises and Tenant&#8217;s Alterations, leasehold improvements, equipment, furnishings, fixtures and contents against loss, damage, or destruction by fire or
other casualty, to be written in a manner so as to provide that the insurance company waives all rights of recovery by way of subrogation against Landlord or Tenant in connection with any loss or damage covered by any such policy. Neither party
shall be liable to the other for the amount of such loss or damage which is in excess of the applicable deductible, if any, caused by fire or any of the risks enumerated in its policies, provided that such waiver was obtainable at the time of such
loss or damage. However, if such waiver cannot be obtained, or shall be obtainable only by the payment of an additional premium charge above that which is charged by companies carrying such insurance without such waiver of subrogation, then the
party undertaking to obtain such waiver shall notify the other party of such fact, and such other party shall have a period of ten (10)&nbsp;days after the giving of such notice to agree in writing to pay such additional premium if such policy is
obtainable at additional cost (in the case of Tenant, pro rata in proportion of Tenant&#8217;s rentable area to the total rentable area covered by such insurance); and if such other party does not so agree or the waiver shall not be obtainable, then
the provisions of this <U>Section</U><U></U><U>&nbsp;8.04</U> shall be null and void (with respect to both Landlord and Tenant) as to the risks covered by such policy for so long as either such waiver cannot be obtained or the party in whose favor a
waiver of subrogation is desired shall refuse to pay the additional premium. If the release of either Landlord or Tenant, as set forth in the second sentence of this <U>Section</U><U></U><U>&nbsp;8.04</U>, shall contravene any law with respect to
exculpatory agreements, the liability of the party in question shall be deemed not released, but no action or rights shall be sought or enforced against such party unless and until all rights and remedies against the other&#8217;s insurer are
exhausted and the other party shall be unable to collect such insurance proceeds. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. The waiver of subrogation referred to in
<U>Subsection</U><U></U><U>&nbsp;8.04A</U> above shall extend to the agents and employees of each party, but only if and to the extent that such waiver can be obtained without additional charge (unless such party shall pay such charge). Nothing
contained in this <U>Section</U><U></U><U>&nbsp;8.04</U> shall be deemed to relieve either party from any duty imposed elsewhere in this Lease to repair, restore and rebuild. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 9 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>FIRE OR CASUALTY </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;9.01</U>. If the Demised Premises or any part thereof shall be damaged by fire or other casualty, then,
following Landlord&#8217;s obtaining actual knowledge of such damage, Landlord shall, subject to the provisions of <U>Sections</U><U></U><U>&nbsp;9.02</U> and <U>9.03</U>, proceed with reasonable diligence to repair or cause to be repaired such
damage to the condition existing as of the Commencement Date and the completion of Landlord&#8217;s Work (and the Security Modifications and Installations, if applicable) at Landlord&#8217;s expense (&#8220;<U>Landlord</U><U>&#8217;</U><U>s
Restoration Work</U>&#8221;). For purposes of clarity and the avoidance of doubt, Landlord&#8217;s Restoration Work shall not include restoration of the Existing Signage and/or Existing Artwork and/or any replacements thereof, each of which shall be
(at Tenant&#8217;s election) restored by Tenant. If the Demised Premises, or any material part thereof, shall be rendered untenantable by reason of such fire or other casualty, then the Fixed Rent and Recurring Additional Rent hereunder, or an
amount thereof apportioned according to the area of the Demised Premises so rendered untenantable (if less than the entire Demised Premises shall be so rendered untenantable), shall be abated for the period from the date of such damage to the date
when Landlord shall have completed Landlord&#8217;s Restoration Work; provided, however, that (a)&nbsp;such abatement shall continue after the date that Landlord shall have substantially completed Landlord&#8217;s Restoration Work until the earlier
of (x)&nbsp;ninety (90) days following the date of such damage, and (y)&nbsp;the day immediately preceding the date when the Demised Premises shall be rendered useable for the conduct of Tenant&#8217;s business therein, but only if, at all times
following Landlord&#8217;s delivery of the Demised Premises to Tenant for the performance of Tenant&#8217;s restoration of the Demised Premises as improved by any Alterations (&#8220;<U>Tenant</U><U>&#8217;</U><U>s Restoration Work</U>&#8221;),
Tenant shall have proceeded with diligence and continuity to effectuate completion of Tenant&#8217;s Restoration Work and (b)&nbsp;if the portion of a floor(s) of the Demised Premises that is damaged (which shall consist of at least fifty percent
(50%) of the Rentable Square Footage of such floor(s)), or the performance of Landlord&#8217;s Restoration Work renders the remainder of such floor(s) of the Demised Premises untenantable and, as a result thereof, Tenant does not, in fact, use the
balance of such floor(s) (other than the presence of emergency or security personnel solely to secure or retrieve files and/or equipment or to maintain the Demised Premises in good repair), then such entire floor(s) shall be deemed untenantable. If
Tenant determines in its reasonable discretion that it cannot conduct its business in the manner it did so immediately prior to such casualty in the undamaged portion of the Demised Premises, then the Fixed Rent and Recurring Additional Rent shall
be abated without apportionment, and any dispute concerning the reasonableness of such determination shall be resolved by Expedited Arbitration in accordance with the provisions of <U>Subsection 11.04B</U> below. Tenant covenants and agrees to
reasonably cooperate with Landlord, Overlandlord and any Mortgagee in their efforts to collect insurance proceeds (including rent insurance proceeds) payable to such parties. Landlord shall not be liable for any delay which may arise by reason of
adjustment of insurance on the part of Landlord and/or Tenant, or any cause beyond the control of Landlord or contractors employed by Landlord. For purposes of this <U>Article 9</U>, &#8220;untenantable&#8221; shall mean that the Demised Premises or
any portion thereof (a)&nbsp;is so damaged from fire or other casualty that Tenant&#8217;s regular business can no longer be conducted at the remaining portion of the Demised Premises or the applicable floor thereof or (b)&nbsp;is inaccessible, and
&#8220;inaccessible&#8221; shall mean, with respect to any floor of the Demised Premises, that Tenant is deprived of reasonable access to such floor and Landlord shall not have provided or undertaken steps to provide other reasonable means of access
thereto. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;9.02</U>. Landlord shall not be liable for any inconvenience or annoyance to Tenant or injury to
the business of Tenant resulting in any way from damage from fire or other casualty or Landlord&#8217;s Restoration Work, except as otherwise set forth in this Lease (it being agreed that Landlord shall perform Landlord&#8217;s Restoration Work that
is to be performed by Landlord hereunder in accordance with the terms of <U>Article 13</U> hereof, in a good and workmanlike manner and in compliance with all applicable Legal Requirements). Tenant understands that Landlord, in reliance upon the
provisions set forth in <U>Section</U><U></U><U>&nbsp;8.03</U> above, may elect not to carry insurance on some or any of Tenant&#8217;s furnishings, furniture, contents, fixtures, equipment, Alterations and leasehold improvements, and that,
regardless of whether Landlord does carry such insurance, Landlord shall not be obligated to repair any damage thereto or replace the same. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;9.03</U>. Notwithstanding anything to the contrary contained in <U>Sections 9.01</U> and <U>9.02</U> above, in
the event that: (i)&nbsp;the Demised Premises (A)&nbsp;is rendered wholly untenantable by reason of such fire or casualty, or (B)&nbsp;is damaged in whole or in part during the last two (2)&nbsp;years of the Lease Term or any renewal term hereof and
the costs of repair exceeds three (3)&nbsp;months of Fixed Rent, or (ii)&nbsp;the Building shall be damaged by fire or other casualty to the extent that substantial alteration or reconstruction of the Building shall, in Landlord&#8217;s sole and
unfettered opinion, be required (whether or not the Demised Premises shall have been damaged by such fire or other casualty and without regard to the structural integrity of the </P>
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Building), and as a result of such damage, (x)&nbsp;Landlord intends to demolish the Building and/or not rebuild it, and (y)&nbsp;Landlord is terminating office leases comprising at least fifty
percent (50%) of the rentable area of the office space in the Building (excluding the rentable area of the Demised Premises), then in any such event, Landlord may, in Landlord&#8217;s sole and absolute discretion, terminate this Lease and the term
and estate hereby granted, by notifying Tenant in writing of such termination within thirty (30)&nbsp;days after the date of such damage. In the event that such a notice of termination shall be given, then this Lease and the term and estate hereby
granted shall expire as of the date of termination stated in said notice with the same effect as if that were the date hereinbefore set for the expiration of the Lease Term, and the Fixed Rent and Recurring Additional Rent hereunder shall be
apportioned as of such date. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;9.04</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Within thirty (30)&nbsp;days following the occurrence of a fire or other casualty that renders the Demised Premises or any part thereof
untenantable, Landlord shall deliver to Tenant an estimate prepared by a reputable contractor selected by Landlord setting forth such contractor&#8217;s estimate as to the time reasonably required to repair such damage and render the Demised
Premises tenantable (the &#8220;<U>Contractor&#8217;s Estimate</U>&#8221;). If (i)&nbsp;the period to repair set forth in the Contractor&#8217;s Estimate exceeds twelve (12)&nbsp;months, and (ii)&nbsp;more than fifteen percent (15%) of the Demised
Premises shall be rendered untenantable by such fire or other casualty, Tenant may elect to terminate this Lease, but only by notice given to Landlord not later than thirty (30)&nbsp;days following Tenant&#8217;s receipt of the Contractor&#8217;s
Estimate. For the avoidance of doubt, the provisions of the preceding two sentences shall not apply with respect to a casualty that occurred prior to the Commencement Date. If Tenant shall exercise such election to terminate this Lease, the Lease
Term shall expire upon the twentieth (20th) day after notice of such election is given by Tenant with the same force and effect as if such date were originally provided herein as the Expiration Date. If Tenant shall not have terminated this Lease
(or is not entitled to so terminate this Lease) and Landlord shall not have completed Landlord&#8217;s Restoration Work by the later of (x)&nbsp;twelve (12) months<B> </B>from the date of such damage or destruction, or (y)&nbsp;three (3) months
after the date set forth in the Contractor&#8217;s Estimate (the period ending on the later of the dates set forth in the immediately preceding clauses (x)&nbsp;and (y) is referred to herein as the &#8220;<U>Construction Period</U>&#8221;), then
Tenant may terminate this Lease by notice given to Landlord within thirty (30)&nbsp;days after the expiration of the Construction Period (but in any event prior to Landlord completing Landlord&#8217;s Restoration Work), effective as of a date
specified in such notice, which shall be not more than thirty (30)&nbsp;days after the giving thereof, and the term of this Lease shall expire on such date with the same force and effect as if such date were originally provided hereinbefore as the
Expiration Date, and the Fixed Rent and Recurring Additional Rent hereunder shall be apportioned as of such date. With respect to a casualty that occurred prior to the Commencement Date with respect to which Scholastic Owner had the right (but did
not exercise the right) to make a Lease Termination Election (as defined in the Sale Agreement), Tenant shall have the right to terminate this Lease only if Landlord shall not have completed Landlord&#8217;s Restoration Work by the date that is
three (3)&nbsp;months after the date set forth in the &#8220;Contractor&#8217;s Estimate&#8221; delivered to Landlord, as buyer, in connection with the purchase of the Building. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Notwithstanding anything to the contrary contained in the foregoing provisions of <U>Subsection 9.04A</U>, in the event that (i)&nbsp;more
than fifteen percent (15%) of any floor of the Demised Premises or (ii)&nbsp;more than fifteen percent (15%) of the Demised Premises, in either case, shall be damaged by fire or other casualty during the last two (2)&nbsp;years of the Lease Term,
and the time period set forth in the Contractor&#8217;s Estimate for the substantial completion of Landlord&#8217;s Restoration Work shall exceed three (3)&nbsp;months, then Tenant may terminate this Lease and the term and estate hereby granted with
respect to: in the case of the foregoing clause (i), solely the full floor of the Building then constituting a part of the Demised Premises that was damaged as aforesaid, or in the case of the foregoing clause (ii), the Demised Premises, as
applicable, but only by notifying Landlord in writing of such termination within thirty (30)&nbsp;days after delivery to Tenant of the Contractor&#8217;s Estimate. In the event that such a notice of termination shall be given, then this Lease and
the term and estate hereby granted shall expire with respect to such floor or the Demised Premises, as applicable, as of the date of termination stated in said notice with the same effect as if that were the date hereinbefore set for the expiration
of the Lease Term, and the Fixed Rent and Recurring Additional Rent hereunder shall be apportioned as of such date. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;9.05</U>. Tenant shall give Landlord notice of the occurrence
of any fire, casualty or other accident in the Demised Premises promptly after Tenant becomes aware thereof. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;9.06</U>. This Lease shall be considered an express agreement governing any case of damage to or destruction of
the Building or any part thereof by fire or other casualty, and Section&nbsp;227 of the Real Property Law of the State of New York (providing for such a contingency in the absence of express agreement), and any other law of like import now or
hereafter in force, shall have no application in such case. </P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 10 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>ASSIGNMENT AND SUBLETTING </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.01</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. As a material inducement to Landlord to enter into this Lease, Tenant covenants and agrees, for Tenant and Tenant&#8217;s heirs,
distributees, executors, administrators, legal representatives, successors and assigns, that neither this Lease nor the term and estate hereby granted, nor any part hereof or thereof, will be assigned, or advertised for assignment, mortgaged,
pledged, encumbered or otherwise transferred, by operation of law or otherwise, and that neither the Demised Premises, nor any part thereof, will be sublet or advertised for subletting, or occupied by anyone other than Tenant, or for any purpose
other than as hereinbefore set forth, without the prior written consent of Landlord (which consent shall be granted or withheld as set forth in this <U>Article 10</U>) in every case. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. If Tenant shall be a business entity other than a corporation, and provided that such action shall be taken for a valid business purpose
other than (and not principally for) the purpose of transferring Tenant&#8217;s interest in this Lease, then this <U>Section</U><U></U><U>&nbsp;10.01</U> shall not be construed to prohibit Tenant&#8217;s conversion into a professional corporation, a
limited liability entity, professional association or other type of business entity. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.02</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Without the need to obtain Landlord&#8217;s prior written consent thereto, Tenant may sublet all or part of the Demised Premises, or assign
Tenant&#8217;s entire interest in this Lease and the leasehold estate hereby created, to a corporation or other business entity which controls, is controlled by or is under common control with, Tenant (herein referred to as a &#8220;<U>Related
Corporation(s)</U>&#8221;), provided that (i)&nbsp;not less than seven (7)&nbsp;Business Days prior to such subletting or assignment (or promptly following the effective date of such transaction if Tenant is precluded from disclosing the same prior
to the effective date due to the confidential nature of the transaction), Tenant shall furnish Landlord with the name of such Related Corporation, together with a certification of Tenant that such subtenant or assignee is a Related Corporation of
Tenant, and (ii)&nbsp;with respect to an assignment of this Lease, such assignee assumes all of Tenant&#8217;s obligations hereunder. In the case of a subletting, such subletting shall not be deemed to vest in any such Related Corporation any right
or interest in this Lease or the Demised Premises (except in its capacity as subtenant), nor shall it relieve, release, impair or discharge any of Tenant&#8217;s obligations under this Lease; <U>provided</U>, <U>however</U>, that solely in
connection with an assignment of this Lease to a Successor Entity that complies with the terms of <U>Subsection 10.02B</U> below, Landlord shall, upon request from Tenant, execute and deliver an agreement reasonably acceptable to Landlord and Tenant
whereby Tenant shall be released </P>
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from all of its obligations and liabilities under this Lease arising from and after the date of such assignment. In the case of an assignment, the assignor Tenant shall not be relieved or
released from the performance of any of Tenant&#8217;s obligations under this Lease, nor shall such assignment be construed to impair or discharge any of said obligations. For the purposes of this <U>Article 10</U>, the term
&#8220;<U>Control</U>&#8221; shall be deemed to mean ownership of more than fifty (50%) percent of all of the voting stock of such corporation, or more than fifty (50%) percent of all of the legal and equitable interest in any other business entity.
Furthermore, without Landlord&#8217;s consent, (x)&nbsp;Related Corporations may occupy portions of the Demised Premises, and (y)&nbsp;any Person occupying any portion of the Demised Premises as of the date hereof (as such parties are listed on
<U>Exhibit </U><U>&#8220;</U><U>C</U>&#8221; attached hereto and made a part hereof) pursuant to an arrangement with Tenant (whether written or unwritten) may maintain such occupancy during the Lease Term, and in either case, the same shall not
count as part of the Desk Sharing. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Without the need to obtain Landlord&#8217;s prior written consent thereto, Tenant may assign
(including, without limitation, by operation of law) or transfer Tenant&#8217;s entire interest in this Lease and the leasehold estate hereby created to a Successor Corporation of Tenant, provided that the proposed assignee shall not be entitled,
directly or indirectly, to diplomatic or sovereign immunity, and shall be subject to the service of process in, and the jurisdiction of the courts of, the State of New York. The term &#8220;<U>Successor Corporation</U>&#8221; shall mean any of the
following: (x)&nbsp;an entity created by or resulting from a merger, reorganization, consolidation or recapitalization of or with Tenant; (y)&nbsp;an entity acquiring all or substantially all of the assets of, or beneficial interests in, Tenant, or
all or substantially all of the assets of, or beneficial interests in, an operating division, group or department of Tenant or all or substantially all of the business conducted by Tenant in the Demised Premises; or (z)&nbsp;any corporate or other
business entity successor to a Successor Corporation becoming such by either of the methods described in clauses (x)&nbsp;and (y) above. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Provided that such action shall be taken for a valid business purpose other than (and not principally for) the purpose of transferring
Tenant&#8217;s interest in this Lease, then the transfer of the outstanding capital stock or other equity interests, issuance of capital stock or issuance of a new class of stock or issuance of corporate bonds of Tenant shall not be deemed an
assignment of this Lease if such transfer or issuance shall be effected (x)&nbsp;as part of an initial public offering of Tenant&#8217;s stock on any internationally recognized stock exchange, (y)&nbsp;to or among the direct or indirect equity
holders of Tenant, (z)&nbsp;in connection with an acquisition, direct or indirect, of Tenant by an entity, or (aa) by the sale of such stock through the
<FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">&#8220;over-the-counter-market&#8221;</FONT></FONT></FONT> or through any internationally recognized stock exchange, or if convertible bonds are sold
through an internationally recognized exchange (e.g., the Dutch Exchange) or to employees as part of a bona fide employee compensation plan. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) Notwithstanding anything
to the contrary contained in this <U>Article 10</U>, Tenant shall have the right, without being required to obtain the consent of Landlord, to license a portion of the Demised Premises to be used for food and beverage sales to Tenant&#8217;s (or any
subtenant&#8217;s) employees, guests and invitees by a service provider or operator to Tenant (with each such entity being referred to as a &#8220;<U>Caf&eacute; Operator</U>&#8221;). Tenant shall provide the name and address of such Caf&eacute;
Operator within thirty (30)&nbsp;days after notice from Landlord requesting such information. No demising walls may be erected in the Demised Premises separately demising the space used by the Caf&eacute; Operator from the remainder of the Demised
Premises. Any license agreement with a Caf&eacute; Operator shall be subject and subordinate to all of the terms, covenants and conditions of this Lease and, notwithstanding such license agreement, Tenant shall remain fully liable for all of
Tenant&#8217;s obligations under this Lease. Landlord acknowledges that as of the date hereof, Restaurant Associates is the Caf&eacute; Operator and approves the same. Any portions of the Demised Premises utilized by the Caf&eacute; Operator shall
not be included within the Desk Sharing Cap. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) Notwithstanding anything to the contrary contained in this <U>Article 10</U>, provided
Scholastic is Tenant under this Lease, Tenant shall have the right, without being required to obtain the consent of Landlord, to permit a portion of the Demised Premises not to exceed, in the aggregate twenty percent (20%) of the rentable square
feet of any floor of the Demised Premises (&#8220;<U>Desk Sharing Cap</U>&#8221;) to be used under a <FONT STYLE="white-space:nowrap">so-called</FONT> &#8220;desk sharing agreement&#8221; by any person or business entity with whom Tenant has an
ongoing business relationship, but (i)&nbsp;only for the uses permitted under this Lease, (ii)&nbsp;only for such period as such person or business entity shall continue to have such ongoing business relationship with Tenant (with each such entity
being referred to as a &#8220;<U>Desk Sharing Entity</U>&#8221;), and (iii)&nbsp;each desk sharing agreement must expire prior to the end of the Lease Term. Furthermore, (x)&nbsp;no demising walls may be erected in the Demised Premises separating
the space used by a Desk Sharing Entity from the remainder of the Demised Premises, (y)&nbsp;Desk Sharing Entity shall have no privity of contract with Landlord and the use of any portion of the Demised Premises by any Desk Sharing Entity shall not
create any right, title or interest of the Desk Sharing Entity in or to the Demised Premises or under this Lease, and (z)&nbsp;the Desk Sharing Entity may not pay for its occupancy rights an amount greater than the Fixed Rent and Recurring
Additional Rent that is reasonably allocable to the portion of the Demised Premises that the Desk Sharing Entity has the right to occupy, but a Desk Sharing Entity may pay for services performed or delivered by Tenant. If Scholastic is not the
Tenant under this Lease, Tenant shall have the right to permit a portion of the Demised Premises to be used under a <FONT STYLE="white-space:nowrap">so-called</FONT> &#8220;desk sharing agreement&#8221; in accordance with, and subject to, the
provisions of this <U>Subdivision 10.02D(ii)</U>, except that the Desk Sharing Cap shall be reduced to ten percent (10%) of the rentable square feet of each floor of the Demised Premises. Within ten (10)&nbsp;Business Days after request by Landlord
from time to time, Tenant shall provide Landlord with a list of the names of all Desk Sharing Entities then occupying any portion of the Demised Premises and a description of the spaces occupied thereby. Any such desk sharing agreement shall be
subject and subordinate to all of the terms, covenants and conditions of this Lease and, notwithstanding such desk sharing agreement, Tenant shall remain fully liable for all of Tenant&#8217;s obligations under this Lease. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.03</U> </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Except with respect to assignments or sublets described in <U>Section</U><U></U><U>&nbsp;10.02</U> above, if Tenant shall desire to assign
this Lease or to sublet all or a portion of the Demised Premises (it being agreed that any proposed subletting of a portion of the Demised Premises shall be for one (1)&nbsp;or more full floors of the Demised Premises), Tenant shall give Landlord
notice thereof (the &#8220;<U>Marketing Notice</U>&#8221;), which notice shall be accompanied by (x)&nbsp;a statement of all of the material and economic terms and conditions (other than the identity of the proposed assignee or subtenant, if not yet
known to Tenant) of the proposed assignment or subletting and banking, financial and other credit information with respect to the proposed assignee or subtenant reasonably sufficient to enable Landlord to determine the financial responsibility of
the proposed assignee or subtenant (if the identity of the proposed assignee or subtenant is known to Tenant), and (y)&nbsp;in the case of a proposed sublease of less than all of the Demised Premises, be accompanied by a description or floor plan of
the space proposed to be sublet (the &#8220;<U>Partial Sublet Space</U>&#8221;). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) In the case of a proposed assignment of this Lease
or a proposed subletting of all or a portion of the Demised Premises for a term expiring one (1)&nbsp;year or less prior to the Expiration Date, such Marketing Notice shall be deemed an offer from Tenant to Landlord whereby Landlord may, by notice
(the &#8220;<U>Recapture Notice</U>&#8221;) given to Tenant within thirty (30)&nbsp;days after Landlord&#8217;s receipt of such Marketing Notice, require Tenant to surrender the Demised Premises or the Partial Sublet Space (as the case may be) to
Landlord and to accept a termination of this Lease with respect to the Demised Premises or the Partial Sublet Space, as the case may be (the &#8220;<U>Recapture Option</U>&#8221;), as of a date (the &#8220;<U>Recapture Date</U>&#8221;) to be
designated by Landlord in the Recapture Notice, which date shall not be sooner than the date specified as the effective date for such transaction in the applicable Marketing Notice (provided that such date shall be at least thirty (30)&nbsp;days
after the date on which Landlord shall have received such Marketing Notice, but in no event more than one hundred eighty (180)&nbsp;days following the date of the Recapture Notice). If </P>
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Landlord exercises the Recapture Option with respect to a subletting of Partial Sublet Space, this Lease shall terminate on the Recapture Date with respect to the Partial Sublet Space only and
Tenant shall surrender the Partial Sublet Space to Landlord in the condition required herein on the Recapture Date, and this Lease shall continue with respect to the remainder of the Demised Premises in accordance with its terms. If this Lease
terminates with respect to a Partial Sublet Space only, as aforesaid, (x)&nbsp;Landlord, at Landlord&#8217;s expense, shall make Security Modifications and Installations, to the extent applicable to separate such Partial Sublet Space from the
remainder of the Demised Premises, (y)&nbsp;Tenant, at Tenant&#8217;s expense, shall make such other alterations as may be required to physically separate such Partial Sublet Space from the remainder of the Demised Premises (unless the Marketing
Notice provides that such alterations would be made at the proposed subtenant&#8217;s cost, in which case Landlord shall perform such other alterations at Landlord&#8217;s cost), and (z)&nbsp;Landlord and Tenant shall enter into an agreement
following such surrender to eliminate the Partial Sublet Space from the Demised Premises, to reduce the Fixed Rent and Tenant&#8217;s Proportionate Share to reflect the elimination of the Partial Sublet Space from the Demised Premises, and to
otherwise appropriately modify the terms of this Lease to reflect the elimination of such Partial Sublet Space from the Demised Premises. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) In the case of a proposed subletting of all or a portion of the Demised Premises for a term that expires more than one (1)&nbsp;year
prior to the Expiration Date, such Marketing Notice shall be deemed an offer from Tenant to Landlord whereby Landlord may, by notice (the &#8220;<U>Leaseback Notice</U>&#8221;) given to Tenant within thirty (30)&nbsp;days after Landlord&#8217;s
receipt of such Marketing Notice, require Tenant to sublet to Landlord (or its designee) the Demised Premises or the Partial Sublet Space, as applicable (sometimes referred to herein as the &#8220;<U>Leaseback Area</U>,&#8221; with any such sublet
by Landlord or its designee referred to as a &#8220;<U>Landlord Leaseback</U>&#8221;) for the term specified by Tenant in its Marketing Notice, at a rental rate equal to the lesser of (x)&nbsp;Tenant&#8217;s proposed sublease rental (including
escalation rents) set forth in the Marketing Notice and (y)&nbsp;the Fixed Rent and Recurring Additional Rent payable by Tenant under this Lease, as are allocable and applicable to the Leaseback Area, and otherwise on the terms and conditions set
forth in the Marketing Notice (the &#8220;<U>Leaseback Option</U>&#8221;), as of a date to be designated by Landlord in the Leaseback Notice, which date shall not be sooner than the date specified as the effective date for such transaction in the
applicable Marketing Notice (provided that such date shall be at least thirty (30)&nbsp;days after the date on which Landlord shall have received such Marketing Notice, but in no event more than one hundred eighty (180)&nbsp;days following the date
of the Leaseback Notice). If Landlord exercises the Leaseback Option with respect to a subletting of a Partial Sublet Space (I)&nbsp;Landlord, at Landlord&#8217;s expense, shall make Security Modifications and Installations to the extent applicable
to separate such Partial Sublet Space from the remainder of the Demised Premises, and (II)&nbsp;Tenant, at Tenant&#8217;s expense, shall make such other alterations as may be required to physically separate such Partial Sublet Space from the
remainder of the Demised Premises (unless the Marketing Notice provides that such alterations would be made at the proposed subtenant&#8217;s cost, in which case Landlord (or its designee) shall perform such other alterations at Landlord&#8217;s
cost). Landlord&#8217;s or its designee&#8217;s use or occupancy of the Leaseback Area shall at all times be in accordance with the Reputational Standard. If Landlord exercises the Leaseback Option, the Landlord Leaseback shall expressly: </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:13%; text-indent:4%; font-size:10pt; font-family:Times New Roman">(a) permit Landlord, or its designee, at Landlord&#8217;s option, to make further subleases of the Leaseback Area and to make
and authorize any and all changes, alterations, installations and improvements in such space as necessary or desirable for the transferee&#8217;s initial occupancy or otherwise; </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:13%; text-indent:4%; font-size:10pt; font-family:Times New Roman">(b) provide that Tenant will at all times permit reasonably appropriate means of ingress to and egress from the Leaseback
Area; </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:13%; text-indent:4%; font-size:10pt; font-family:Times New Roman">(c) negate any intention that the estate created under such sublease be merged with any other estate held by either
of the parties; </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; margin-left:13%; text-indent:4%; font-size:10pt; font-family:Times New Roman">(d) provide that Landlord, or its designee, shall accept the Leaseback Area
in its &#8220;as is&#8221; condition (except for any work that is Tenant&#8217;s responsibility pursuant to <U>Subdivision 10.03A(ii)</U> above); and </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:13%; text-indent:4%; font-size:10pt; font-family:Times New Roman">(e) provide that upon the expiration of the term of such sublease, Tenant will accept the Leaseback Area in its then existing
condition &#8220;as is&#8221;, casualty and ordinary wear and tear excepted, and subject to the obligations of Landlord, or its designee, to restore only those changes, alterations, installations and improvements, if any, made by Landlord or its
designee, including the Security Modifications and Installations made by Landlord pursuant to <U>Subdivision 10.03A(ii)</U> above and to repair any damage caused by Landlord or such designee, it being agreed and understood that Tenant shall not be
liable under this Lease for any failure of Landlord or its designee to remove of any changes, alterations, installations and improvements made by Landlord or its designee, any damage caused by Landlord its designee or Landlord&#8217;s or such
designee&#8217;s holdover in the Leaseback Area (and such holdover shall not be deemed a holdover by Tenant and shall not be subject to the provisions of <U>Article 25</U> of this Lease). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">Subject to the foregoing, performance by Landlord, or its designee, under a sublease of the Leaseback Area shall be deemed performance by
Tenant of any similar obligation under this Lease and any default under any such sublease shall not give rise to a default under a similar obligation contained in this Lease, nor shall Tenant be liable for any default under this Lease or deemed to
be in default hereunder if such default is occasioned by or arises from any act or omission of the subtenant under such sublease or is occasioned by or arises from any act or omission of any occupant holding under or pursuant to any such sublease.
</P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">If Landlord shall notify Tenant that Landlord does not desire to exercise the Recapture Option or the Leaseback Option, as applicable, then Tenant shall
have the right to assign this Lease or sublease the Demised Premises or Partial Sublet Space, as applicable, in accordance with the provisions of this <U>Article 10</U>, subject, however, to the provisions of the immediately following sentence. If
Landlord shall have advised Tenant that Landlord does not desire to exercise the Recapture Option or the Leaseback Option, as applicable, and Tenant shall not have delivered to Landlord an Assignment/Sublet Notice with respect to a proposed
assignment of this Lease or a subletting within one hundred eighty (180)&nbsp;days thereafter, then Tenant shall be required to again deliver a Marketing Notice and otherwise comply with the foregoing provisions before Landlord shall be required to
make an election as to the exercise of the Recapture Option or the Leaseback Option. If Landlord shall not timely exercise its rights under this <U>Section</U><U></U><U>&nbsp;10.03</U> as aforesaid, and, within one hundred eighty (180)&nbsp;days
following the date of the Recapture Notice or Leaseback Notice, as applicable, Tenant fails to consummate the subletting or assignment described in such Marketing Notice for at least ninety-five percent (95%) of the net effective rent (discounted to
present value at the Interest Rate) on a rentable square foot basis (and otherwise on substantially the same material terms) described in the Marketing Notice, then prior to consummating such assignment, subletting, Tenant shall again provide
Landlord with a Marketing Notice in accordance with the provisions of this <U>Section</U><U></U><U>&nbsp;10.03</U>, and Landlord shall again have all of Landlord&#8217;s rights set forth in this <U>Section</U><U></U><U>&nbsp;10.03</U> hereof. The
failure by Landlord to exercise its options under this <U>Section</U><U></U><U>&nbsp;10.03</U> with respect to any assignment or subletting shall not be deemed a waiver of such option with respect to (i)&nbsp;any extension of such assignment or
subletting unless such extension shall be expressly set forth in such assignment or sublease originally submitted to Landlord pursuant to this <U>Section</U><U></U><U>&nbsp;10.03</U> or (ii)&nbsp;any subsequent assignment or subletting of the
Demised Premises or any portion thereof. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. If Landlord shall fail to deliver the Recapture Notice or Leaseback Notice, as the case
may be, to Tenant within the thirty (30)&nbsp;day period provided for in <U>Subsection 10.03A</U> above, then Tenant may deliver a second notice to Landlord, in which case, provided that said second notice shall bear the following legend typed in
bold, capital letters at the top: &#8220;<B>IF LANDLORD SHALL FAIL TO RESPOND TO NOTIFY TENANT WHETHER LANDLORD ELECTS TO EXERCISE ITS [RECAPTURE OPTION OR LEASEBACK OPTION] WITHIN FIVE (5)</B><B></B><B>&nbsp;BUSINESS DAYS, LANDLORD SHALL BE DEEMED
TO HAVE WAIVED ITS RIGHT TO EXERCISE SUCH [RECAPTURE OPTION OR LEASEBACK OPTION]</B>&#8221;, if Landlord shall fail to exercise such Recapture Option or Leaseback Option, as the case may be, within ten (10)&nbsp;days after Landlord&#8217;s receipt
of such second notice, then Landlord shall be deemed to have waived Landlord&#8217;s right to exercise the Recapture Option and Leaseback Option (and consented to the assignment or sublease if the Assignment/Sublet Notice was delivered
simultaneously with the Marketing Notice). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. If Landlord shall elect to require Tenant to surrender the Demised Premises and accept a
termination of this Lease, then this Lease shall expire on the Recapture Date as if that date had been originally fixed as the Expiration Date. Landlord shall be free to, and shall have no liability to Tenant (or to any broker engaged by Tenant) if
Landlord shall, lease the Demised Premises to Tenant&#8217;s prospective assignee or subtenant. For the purposes of this <U>Article 10</U>, the phrase &#8220;substantially all of the Demised Premises&#8221; shall mean ninety percent (90%) or more of
the Rentable Square Feet of the Demised Premises (excluding the cafeteria space in the Demised Premises). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. Except with respect to
assignments or sublets permitted pursuant to <U>Section</U><U></U><U>&nbsp;10.02</U> above, in any case where Landlord shall not (or no longer) have the right to exercise the Recapture Option or Leaseback Option, then thereafter upon Tenant&#8217;s
obtaining a proposed assignee or subtenant on terms satisfactory to Tenant, substantially consistent with the Marketing Notice, Tenant shall give notice thereof to Landlord (an &#8220;<U>Assignment/Sublet Notice</U>&#8221;), and in such notice shall
set forth in reasonable detail: (i)&nbsp;the name and address of the proposed assignee or subtenant, (ii)&nbsp;the nature and character of the business of the proposed assignee or subtenant and its proposed use of the Demised Premises,
(iii)&nbsp;current financial information with respect to the proposed assignee or subtenant, including its most recent financial report, (iv)&nbsp;the business terms and conditions of the proposed assignment or subletting, the effective date of
which shall be not less than thirty (30)&nbsp;days after the giving of such notice, (v)&nbsp;in the event of a desired subletting of less than all of the Demised Premises, a description and floor plan of the proposed sublease premises, and
(vi)&nbsp;within five (5)&nbsp;Business Days after submission of the items set forth in the immediately preceding clauses (i)&nbsp;through (iv) above, any other information reasonably requested by Landlord. Tenant may elect to deliver an
Assignment/Sublet Notice to Landlord simultaneously with the delivery to Landlord of the Marketing Notice. Supplementing the provisions of this <U>Subsection 10.03D</U>, if Tenant provides Landlord with the identity of the proposed subtenant or
assignee and the information set forth in items (ii), (iii), (iv) and (v)&nbsp;above and the material economic terms of the proposed transaction, Landlord shall promptly advise Tenant whether or not Landlord shall consent to the proposed assignment
or subletting. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.04</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. If Landlord shall not exercise the Recapture Option or Leaseback Option within the time period provided in
<U>Section</U><U></U><U>&nbsp;10.03</U> above, or in any case where Landlord shall not have the right to exercise the Recapture Option or Leaseback Option, then Landlord shall not unreasonably withhold, condition or delay consent to the proposed
assignment of this Lease or a proposed subletting of all or any portion of the Demised Premises, provided that Tenant shall not then be in default with respect to any of Tenant&#8217;s obligations under this Lease beyond the expiration of all
applicable notice and cure periods, and provided further that the following additional conditions (which shall be in addition to, and not in lieu of, the other terms, conditions and requirements set forth elsewhere in this <U>Article 10</U>) shall
be satisfied: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) The proposed assignee or subtenant shall not be entitled, directly or indirectly, to diplomatic or sovereign immunity,
and the proposed assignee or subtenant shall be subject to service of process in, and the jurisdiction of the courts of, the State of New York; </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) The proposed assignee or subtenant is, in Landlord&#8217;s reasonable judgment, a
reputable person or entity of good character and whose occupancy would be consistent with the then use and occupancy of Comparable Buildings and with sufficient financial worth considering the responsibility involved; and </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iii) No space shall be or have been advertised or promoted to the general public at a lower rental rate than that being asked by Landlord at
the time for similar space in the Building, <U>provided</U>, <U>however</U>, that nothing contained in this clause (iii)&nbsp;shall either (a)&nbsp;prevent Tenant from having advertised the Demised Premises for subletting if such advertisement(s)
did not list or refer to any economic terms with respect to such subletting, or (b)&nbsp;prohibit Tenant (or any other permitted occupant of the Demised Premises) from consummating a subletting at a rental rate that is less than such prevailing
rate, or disseminating broker&#8217;s fliers or other marketing materials that indicate that the rental rate for the Demised Premises (or the applicable portion thereof) is available upon request. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iv) Intentionally Omitted. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(v) The proposed subtenant or assignee shall not then be a person or entity, nor an affiliate of a person or entity, with whom Landlord or
Landlord&#8217;s affiliate is then actively negotiating (or has negotiated within the preceding six (6)&nbsp;months) to lease space in the Building as evidenced by (x)&nbsp;a bona fide draft or term sheet (which may include offers or
counterproposals via email), or (y)&nbsp;such third party visiting and/or touring the Demised Premises with respect to the leasing of any space in the Building during the six (6)&nbsp;months immediately preceding Tenant&#8217;s request for
Landlord&#8217;s consent, but the foregoing restriction shall be applicable only if Landlord shall then have comparable space in the Building available for leasing (as described in clause (iv)&nbsp;above). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(vi) The proposed subtenant or assignee shall have the financial wherewithal relative to its liabilities and obligations, in the reasonable
opinion of Landlord, to perform its obligations under the applicable sublease or this Lease, as the case may be. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(vii) If the proposed
subletting is for less than the entire Demised Premises, the Proposed Sublease Space shall consist of contiguous full floors of the Demised Premises, starting either at the bottom of the stack (i.e., floors 6 and 7) or the top of the stack (i.e.,
floors 11 and 12). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. If Landlord shall fail to respond to an Assignment/Sublet Notice delivered with respect to a proposed subletting of
all or any portion of the Demised Premises (whether by the grant or denial of consent, or by a request for further information) within thirty (30)&nbsp;days of Tenant&#8217;s request therefor, Tenant may deliver a second Assignment/Sublet Notice to
Landlord, in which case, provided that, when such second Assignment/Sublet Notice shall be delivered to Landlord, it shall bear the following legend typed in bold, capital letters at the top: <B>&#8220;IF LANDLORD SHALL FAIL TO RESPOND TO TENANT IN
CONNECTION WITH THIS ASSIGNMENT/SUBLET NOTICE WITHIN TEN (10)</B><B></B><B>&nbsp;DAYS, LANDLORD SHALL BE DEEMED TO HAVE CONSENTED THERETO&#8221;, </B>Landlord shall be deemed to have consented to the proposed assignment or subletting. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.05</U>. In the event of each and every permitted assignment of Tenant&#8217;s interest under this Lease, the
following provisions shall apply: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. The assignee shall assume and agree, in a recordable writing delivered to Landlord on or before the
effective date of such assignment, to perform all of the terms, conditions and agreements of this Lease on the part of Tenant to be kept, performed and observed from and after the effective date of the assignment, and to become jointly and severally
liable with the assignor (and remote assignors, if any) for the performance thereof to the extent such obligations arise from and after the effective date of such assignment (it being understood that in no event shall such assignee be liable or
responsible for the performance of any obligations hereunder on Tenant&#8217;s part to be performed to the extent that such obligations arose prior to the effective date of such assignment). </P>
<P STYLE="font-size:12pt; margin-top:0pt; margin-bottom:0pt">&nbsp;</P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Subject to the proviso contained in the last sentence of this <U>Subsection 10.05B</U>,
the terms, covenants and conditions of this Lease may be changed, altered or modified in any manner whatsoever by Landlord and the assignee without the consent thereto of the Tenant named herein or of any other remote or immediate assignor. The
joint and several liability of the Tenant named herein and of any immediate and remote <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">successor-in-interest</FONT></FONT> of Tenant (by assignment or otherwise), and the due
performance by all such assignors and successors of each and every one of the obligations of this Lease on Tenant&#8217;s part to be performed or observed, shall not in any way be discharged, released or impaired by any (a)&nbsp;such change,
alteration or modification, or other agreement which amends any of the rights or obligations of the parties under this Lease, (b)&nbsp;stipulation which extends the time within which an obligation under this Lease is to be performed, (c)&nbsp;waiver
of the performance of an obligation required under this Lease, or (d)&nbsp;failure to enforce any of the obligations set forth in this Lease; <U>provided</U>, <U>however</U>, that, in the case of a change, alteration or modification made after the
date of an assignment of this Lease to an entity that is not a Related Entity, if and to the extent that such change, alteration or modification increases the obligations of Tenant under this Lease, the assignor shall not be liable with respect to
such increase. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.06</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. In the event of each and every permitted subletting of all or any part of the Demised Premises, the following provisions shall apply: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) No subletting shall be for a term ending later than one (1)&nbsp;day prior to the Expiration Date of this Lease. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) The sublease agreement shall be reasonably acceptable to Landlord in substance and form, and shall provide that it is and shall be
subject and subordinate to this Lease and to all matters to which this Lease is or shall be subordinate. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iii) The sublease agreement
and all of the subtenant&#8217;s rights thereunder shall be expressly made subject to all of the obligations of Tenant under this Lease, and to the further condition and restriction that the sublease shall not be assigned, encumbered or otherwise
transferred, or the subleased premises further sublet by the subtenant in whole or in part, or any part thereof suffered or permitted by the subtenant to be used or occupied by others, without the prior written consent of Landlord (which consent
shall not be unreasonably withheld with respect to the first tier of subletting) (excluding assignments or sublettings made pursuant to the provisions of <U>Section</U><U></U><U>&nbsp;10.02</U> above for which no consent shall be required)), and
such proposed subletting shall be subject to Landlord&#8217;s rights with respect to Profit payments (excluding assignments or sublettings made pursuant to the provisions of <U>Section</U><U></U><U>&nbsp;10.02</U> above), and to the other
obligations of Tenant set forth in this <U>Article 10</U> applicable to a subletting by Tenant. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Notwithstanding anything to the
contrary contained in <U>Subsection 10.10C</U> below, in the case of a sublease of at least one (1)&nbsp;full floor of the Building (other than a sublease effected pursuant to <U>Section</U><U></U><U>&nbsp;10.02</U> above), upon Tenant&#8217;s
request, Landlord shall enter into a subordination, recognition and attornment agreement with the subtenant (which agreement shall be substantially in the form attached hereto as <U>Exhibit </U><U>&#8220;</U><U>M</U><U>&#8221;</U>) (such agreement,
a &#8220;<U>Subtenant SNDA</U>&#8221;) if: (a)&nbsp;the proposed sublease shall be for at least one (1)&nbsp;full floor of the Building until the end of the Lease Term, but in no event for fewer than three (3)&nbsp;years (inclusive of any renewal
options of such subtenant that are conditioned upon Tenant&#8217;s exercise of Tenant&#8217;s renewal rights under this Lease), with no right of cancellation (other than those customarily provided in the event of casualty or condemnation or any
express right of a sublandlord to terminate the sublease due to a failure of a subtenant to have performed specific obligations under the applicable sublease) </P>
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prior to the expiration of such minimum term (but in no event extending beyond the Expiration Date of this Lease, as that date may have been theretofore, or may thereafter be, extended in
accordance with the terms of this Lease), (b)<B> </B>the<B> </B>subtenant shall agree (in such subordination, recognition and attornment) that the rental to be paid by the subtenant to Landlord (if, as and when such subordination, recognition and
attornment agreement shall become operative between Landlord and the subtenant following a termination of this Lease) shall be equal to the greater of (I)&nbsp;the Fixed Rent and Recurring Additional Rent payable under this Lease, and (II)&nbsp;the
total rentals payable under the sublease; (c)&nbsp;the proposed sublease does not give the subtenant any right to extend the sublease term beyond the Expiration Date of this Lease, as that date may have been theretofore, or may thereafter be,
extended in accordance with the terms of this Lease, (d)&nbsp;the proposed sublease imposes no obligations on Landlord to do any work (other than is otherwise required to be done by Landlord pursuant to the express terms of this Lease) or provide
any work allowance to the subtenant (which would be binding on the Landlord), (e) the proposed sublease gives no greater rights to the subtenant than Tenant has under this Lease, nor imposes any greater obligations on the sublandlord that would be
binding on Landlord than Landlord has under this Lease, and (f)&nbsp;the proposed subtenant has a net worth, as determined in accordance with GAAP and certified to Landlord by an officer of the proposed subtenant, equal to or greater than
$200,000,000 (the &#8220;<U>Subtenant Net Worth Requirement</U>&#8221;); except, if the proposed sublease is only for a portion of the Demised Premises, the Subtenant Net Worth Requirement for such subtenant shall be determined by multiplying
$200,000,000 by a fraction, the numerator of which is the rentable square footage of the proposed subleased premises and the denominator of which is the rentable square footage of the Demised Premises. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.07</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Except with respect to assignments or sublets described in <U>Section</U><U></U><U>&nbsp;10.02</U> above, if Landlord shall consent to any
assignment of this Lease or to any sublease of all or any part of the Demised Premises, Tenant shall, in consideration therefor, pay to Landlord, as additional rent hereunder, the following amounts (hereinafter being referred to as
&#8220;<U>Profit</U>&#8221;): </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) in the case of an assignment, fifty (50%) percent of the amount by which (x)&nbsp;all amounts and
other consideration due or payable to Tenant and/or Tenant&#8217;s designee for or by reason of such assignment (including all amounts due or payable for the sale or rental of Tenant&#8217;s fixtures, leasehold improvements, equipment, furniture,
furnishings or other personal property, less, in the case of a sale, the unamortized or undepreciated cost of such items, as reported on Tenant&#8217;s federal income tax returns), exceed (y)&nbsp;the amount of the following reasonable and customary
<FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> expenses, but only if and to the extent actually incurred and paid by Tenant to unrelated third parties in connection with such assignment:
(a)&nbsp;brokerage commissions, (b)&nbsp;advertising expenses, (c)&nbsp;the cost of Alterations made by Tenant to prepare the Demised Premises for occupancy by the assignee, or the amount of a &#8220;contribution&#8221; made to the assignee by
Tenant in lieu thereof, (d)&nbsp;attorneys&#8217; fees and disbursements, (e)&nbsp;transfer taxes resulting directly from the consummation of such assignment, and (f)&nbsp;Landlord&#8217;s fees and expenses payable by Tenant pursuant to
<U>Section</U><U></U><U>&nbsp;10.12</U> below; and </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) in the case of a sublease, fifty (50%) percent of the amount by which
(x)&nbsp;the sum of (1)&nbsp;all rents, additional rents and other consideration due or payable under the sublease to Tenant by the subtenant, and (2)&nbsp;all other amounts and consideration due or payable to Tenant or Tenant&#8217;s designee for
or by reason of such subletting (including all amounts due or payable for the sale or rental of Tenant&#8217;s fixtures, leasehold improvements, equipment, furniture or other personal property, less, in the case of a sale, the unamortized or
undepreciated cost of such items, as reported on Tenant&#8217;s federal income tax returns), exceed (y)&nbsp;the sum of (1)&nbsp;that part of the Fixed Rent and additional rent hereunder allocable to the subleased space and accruing for the
corresponding period during the term of the sublease, and (2)&nbsp;the amount of the following reasonable and customary <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> expenses (allocated on a
straight-line basis over the term of the sublease), but only if and to the extent actually incurred and paid by Tenant to unrelated third parties </P>
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in connection with such sublease: (a)&nbsp;brokerage commissions, (b)&nbsp;advertising expenses, (c)&nbsp;the cost of Alterations made by Tenant to prepare the subleased premises for occupancy by
the subtenant, or the amount of a &#8220;contribution&#8221; made to the subtenant by Tenant in lieu thereof, (d)&nbsp;attorneys&#8217; fees and disbursements, and (e)&nbsp;Landlord&#8217;s fees and expenses payable by Tenant pursuant to
<U>Section</U><U></U><U>&nbsp;10.12</U> below. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Any amount(s) payable by Tenant pursuant to the provisions of this
<U>Section</U><U></U><U>&nbsp;10.07</U> shall be paid by Tenant to Landlord as and when amounts on account thereof are due or paid by or on behalf of any assignee(s) and/or any sublessee(s) to Tenant or Tenant&#8217;s designee, and Tenant agrees to
promptly advise Landlord thereof and furnish such information with regard thereto as Landlord may reasonably request from time to time. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Tenant shall furnish to Landlord, in the January calendar month immediately following each calendar year during any part of which any such
sublease shall be in effect, a reasonably detailed financial statement certified as being correct by an executive financial officer (or, if Tenant is not a corporation, a principal) of Tenant, setting forth all sums accruing during the prior
calendar year and/or realized by Tenant from such sublease, and a computation of the Profit accruing and/or realized by Tenant during such prior calendar year. Tenant shall remit to Landlord together with such statement any Profit or portion thereof
on account of such calendar year not previously remitted to Landlord. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.08</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Each permitted assignee or transferee of Tenant&#8217;s interest in this Lease (but not a subtenant) shall assume and be deemed to have
assumed as of the effective date of the assignment this Lease and all of Tenant&#8217;s obligations under this Lease, and shall be and remain liable jointly and severally with Tenant for the payment of all Fixed Rent, additional rent, other charges
and payments due under this Lease from and after the effective date of the assignment or transfer, and for the full and timely performance of and compliance with all the terms, covenants, conditions and agreements herein contained on Tenant&#8217;s
part to be performed or complied with for the entire Lease Term. No assignment, sublease or transfer shall be effective or binding on Landlord unless and until such assignee, subtenant or transferee of Tenant shall deliver to Landlord a fully
executed and acknowledged duplicate original of the instrument of assignment, sublease or transfer which contains a covenant of assumption (if not a sublease) by an assignee or transferee of all of the obligations aforesaid, and a confirmation
(including a sublease) of the covenant under <U>Section</U><U></U><U>&nbsp;10.01</U> prior to and preemptive of any similar rights of Tenant or any subtenant, and shall obtain from Landlord the aforesaid written consent prior thereto. In the event
of any purported assignment, sublease or transfer in contravention of the provisions of this Lease, Landlord may elect to treat such purported assignee, subtenant or transferee as having assumed this Lease jointly and severally with Tenant, without
in any way or to any extent binding Landlord to consent to such purported assignment, sublease or transfer. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. In no event shall any
assignee, subtenant or other occupant of the Demised Premises use the Demised Premises for any purpose other than the Authorized Use unless otherwise expressly consented to by Landlord as part of Landlord&#8217;s consent to such assignment, sublease
or transfer. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.09</U>. The consent by Landlord to an assignment or subletting shall not relieve Tenant,
the assignee or any subtenant from obtaining the express consent in writing of Landlord (which consent, shall be granted, withheld or conditioned in accordance with the provisions of this <U>Article 10</U>). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.10</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. If this Lease shall be assigned (whether or not in violation of the provisions of this <U>Article 10</U>), Landlord may collect from the
assignee, and Tenant hereby authorizes and directs the assignee to pay to Landlord, all rent (whether denominated as Fixed Rent or otherwise), additional rent and other charges payable pursuant to the instrument of assignment, with the net amount so
collected by Landlord to </P>
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be applied to the Fixed Rent, additional rent and other charges herein provided, but no such assignment or collection shall be deemed a waiver of the covenant by Tenant under
<U>Section</U><U></U><U>&nbsp;10.01</U> above, nor shall the same be deemed the acceptance by Landlord of the assignee as a tenant, or a release of Tenant from the further performance of the covenants and agreements on the part of Tenant to be
performed as herein contained. Each and every instrument of assignment shall contain the substance of the foregoing provision. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Subject
to the terms of any applicable Subtenant SNDA, if all or any portion of the Demised Premises shall be sublet or occupied by anyone other than Tenant (whether or not in violation of the provisions of this <U>Article 10</U>) other than a Caf&eacute;
Operator, then, upon demand made by Landlord at any time following the occurrence of an Event of Default, Landlord may collect from the subtenant or occupant, and Tenant hereby authorizes and directs such party to pay to Landlord, all rent (whether
denominated as Fixed Rent or otherwise), additional rent and other charges payable pursuant to such instrument, with the net amount so collected by Landlord to be applied to the Fixed Rent, additional rent and other charges herein provided, but no
such subletting, occupancy or collection shall be deemed a waiver of the covenant by Tenant under <U>Section</U><U></U><U>&nbsp;10.01</U> above, nor shall the same be deemed the acceptance by Landlord of the subtenant or occupant as a tenant, or a
release of Tenant from the further performance of the covenants and agreements on the part of Tenant to be performed as herein contained. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Subject to the terms of any applicable Subtenant SNDA, in the event of a termination <FONT STYLE="white-space:nowrap">re-entry</FONT> or
dispossess by Landlord under this Lease, then Landlord shall have the right (but not the obligation) to take over any and all subleases or sublettings of the Demised Premises or any part or parts thereof made or granted by Tenant and to succeed to
all of the rights and privileges of said subleases and sublettings or such of them as Landlord may elect to take over and assume, and Tenant hereby expressly assigns and transfers to Landlord such of the subleases and sublettings as Landlord may
elect to take over and assume at the time of such termination, <FONT STYLE="white-space:nowrap">re-entry</FONT> or dispossession, and Tenant shall upon request of Landlord execute, acknowledge and deliver to Landlord such further assignments and
transfers as may be reasonably necessary, sufficient and proper to vest in Landlord the then-existing subleases and sublettings. By its entry into a sublease, each and every subtenant shall be deemed to have thereby agreed that, upon said
termination, <FONT STYLE="white-space:nowrap">re-entry</FONT> or dispossession, and if Landlord shall so elect, Landlord may, in Landlord&#8217;s sole and absolute discretion, take over the right, title and interest of Tenant, as sublandlord, under
such sublease, in which case such subtenant shall: (i)&nbsp;be deemed to have waived any right to surrender possession of the subleased space or to terminate the sublease except in accordance with any termination rights expressly set forth in the
sublease, (ii)&nbsp;be bound to Landlord for the balance of the term of such sublease, and (iii)&nbsp;attorn to Landlord, as its landlord, under all of the then executory terms, covenants and conditions of the sublease, except that (x)&nbsp;rent and
additional rent shall be at the rates provided in the sublease, and (y)&nbsp;such subtenant shall be deemed to have expressly agreed that Landlord shall not (1)&nbsp;have any obligation to perform any obligations of Tenant, as sublandlord under such
sublease, that exceed the obligations of Landlord expressly set forth in this Lease, (2)&nbsp;be liable for any previous act or omission of Tenant, as sublandlord under such sublease (except for obligations of a continuing nature as of the date of
attornment relating to maintenance, repair or restoration required to be performed by Landlord pursuant to the provisions of this Lease as well as by the sublandlord under the sublease), (3) be subject to any counterclaim, offset or defense, not
expressly provided in such sublease, which theretofore accrued to such subtenant against Tenant, or (4)&nbsp;be bound by any previous modification of such sublease not approved by Landlord, or by any previous prepayment of more than one
(1)&nbsp;monthly installment of rent. The provisions of this <U>Subsection 10.10C</U> shall be self-operative, and no further instrument shall be required to give effect thereto. However, within ten (10)&nbsp;days after Landlord shall have notified
any subtenant of said election, such subtenant shall execute, acknowledge and deliver to Landlord such instruments as Landlord may reasonably request to evidence and confirm such attornment and the terms thereof. Each and every sublease (other than
to a Caf&eacute; Operator) shall contain the substance of this <U>Subsection 10.10C</U>. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.11</U>. Except with respect to assignments or sublettings
that are expressly permitted &#8220;as of right&#8221; (<U>i.e.</U>, without the need for any consent by Landlord) under the provisions of this <U>Article 10</U>, Tenant shall reimburse Landlord, for all reasonable actual third party <FONT
STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> costs (including all reasonable legal fees and disbursements, as well as the costs of making investigations as to the acceptability of a proposed assignee or
subtenant) which may be incurred by Landlord in connection with a request by Tenant that Landlord consent to any proposed assignment or sublease within thirty (30)&nbsp;days following Landlord&#8217;s rendition of a statement therefor to Tenant,
which statement shall be accompanied by reasonable evidence documenting such amount due. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.12</U>. Except
as expressly provided to the contrary in this <U>Article 10</U>, in the event that Tenant shall assign or attempt to assign Tenant&#8217;s interest in, to or under this Lease, or if Tenant shall sublet or attempt to sublet the Demised Premises or
any portion thereof, without having obtained Landlord&#8217;s prior written consent thereto or in violation of any of the other provisions contained in this Lease, the same shall constitute a default by Tenant under this Lease. If such default shall
continue, for any reason whatsoever, for ten (10)&nbsp;Business Days after notice of such default shall have been given to Tenant, the same shall constitute an Event of Default, and Landlord shall have the right to terminate this Lease at any time
thereafter in accordance with the provisions of <U>Article 15</U> below. The acceptance by Landlord of any Fixed Rent or additional rent paid, or of the performance of any obligation to be performed by Tenant, by a purported assignee or subtenant
shall not be deemed (i)&nbsp;a consent by Landlord to the assignment or sublet to such purported assignee or subtenant, (ii)&nbsp;a release by Landlord of Tenant&#8217;s performance of, or compliance with, any of the obligations to be performed, or
covenants or terms to be complied with, by Tenant pursuant to this Lease, or (iii)&nbsp;a waiver of Landlord&#8217;s right of termination as set forth in the immediately preceding sentence. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.13</U>. The listing of any name other than that of Tenant, whether on the doors of the Demised Premises, on
any Building directory, elevators or otherwise, shall not operate to vest any right or interest in this Lease or the Demised Premises, nor shall it be deemed to be the consent of Landlord to any assignment or transfer of this Lease or to any
sublease of the Demised Premises or to the use or occupancy thereof by third parties. Landlord shall not be required to permit the listing of any name other than Tenant, and Tenant agrees that, if Landlord does consent to any such listing, the same
shall be deemed a privilege extended by Landlord that is revocable at will by written notice to Tenant. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;10.14</U> Landlord and Tenant agree that, in the event of a dispute as to the timeliness or reasonableness of
the grant or denial of a consent under this <U>Article 10</U>, the provisions of <U>Subsection 11.04B</U> below shall apply. </P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE
11 </U></B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>INDEMNIFICATION </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;11.01</U>. If at any time any windows of the Demised Premises shall be temporarily or permanently closed,
darkened or covered for any reason if mandated by any Legal Requirements, or resulting from such window being a <FONT STYLE="white-space:nowrap">lot-line</FONT> window and not resulting from any acts of Landlord or Landlord&#8217;s agents, Landlord
shall not be liable for any damage Tenant may sustain thereby, and Tenant shall not be entitled to any compensation therefor nor abatement of rent, nor shall the same release Tenant from Tenant&#8217;s obligations hereunder or constitute an
eviction. Landlord shall not temporarily or permanently close or darken or cover any windows of the Demised Premises, except if and to the extent that the same shall be necessary in order to comply with a Legal Requirement. With respect to a
temporary closure, darkening or covering, Landlord agrees to use commercially reasonable efforts (but shall not be obligated to use overtime or premium pay labor, except as otherwise set forth herein) to minimize interference with Tenant&#8217;s
use, enjoyment and occupancy of the Demised Premises by reason thereof. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;11.02</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Subject to the provisions of <U>Section</U><U></U><U>&nbsp;8.04</U> above and <U>Section</U><U></U><U>&nbsp;11.06</U> below, Tenant agrees
(except to the extent that the same shall be caused by the negligence or willful misconduct of Landlord or any Persons Within Landlord&#8217;s Control, but irrespective of whether Tenant shall have been negligent in connection therewith), to
indemnify, protect, defend and save harmless, Landlord and Landlord&#8217;s partners, members, officers, directors, shareholders, contractors, principals, agents and employees (individually and collectively, the &#8220;<U>Indemnified
Party</U>&#8221;) from and against any and all liability (statutory or otherwise), claims, suits, demands, damages, judgments, costs, fines, penalties, interest and expenses (including reasonable counsel and other professional fees and disbursements
incurred in any action or proceeding) (collectively, &#8220;<U>Damages</U>&#8221;), to which such Indemnified Party may be subject or suffer arising from, or in connection with: (i)&nbsp;any liability or claim for any injury to, or death of, any
person or persons, or damage to property (including any loss of use thereof), occurring in the Demised Premises (other than the Leaseback Area during the term of any Landlord Leaseback), or (ii)&nbsp;the use and occupancy of the Demised Premises
(other than the Leaseback Area during the term of any Landlord Leaseback), or from any work, installation or thing whatsoever done or omitted (in the case of an affirmative obligation to act) in the Demised Premises (other than the Leaseback Area
during the term of any Landlord Leaseback) during the Lease Term (other than by Landlord or any Persons Within Landlord&#8217;s Control), or (iii)&nbsp;any negligence or willful misconduct of Tenant or of Persons Within Tenant&#8217;s Control. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Subject to the provisions of <U>Section</U><U></U><U>&nbsp;8.04</U> above and <U>Section</U><U></U><U>&nbsp;11.06</U> below, Landlord
agrees to indemnify and hold Tenant and Tenant&#8217;s partners, officers, directors, contractors, agents and employees harmless from and against all Damages to which Tenant and Tenant&#8217;s partners, members, directors, officers, shareholders,
principals, agents and employees may be subject or suffer arising from, or in connection with: (i)&nbsp;injury to, or death of, any person or persons, or damage to property (including any loss of use thereof), occurring in or about areas of the
Building outside of the Demised Premises and the Leaseback Area during the term of any Landlord Leaseback; (ii)&nbsp;any work, installation or thing whatsoever done or omitted (in the case of an affirmative obligation to act) in or about the Demised
Premises by Landlord, or Persons Within Landlord&#8217;s Control; or (iii)&nbsp;the negligence or willful misconduct of Landlord or Persons Within Landlord&#8217;s Control. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;11.03</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Tenant shall reimburse and compensate Landlord, as additional rent within thirty (30)&nbsp;days after rendition of a statement, for all
reasonable, <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> expenditures, costs, fees, expenses, judgments, penalties, damages and fines sustained or incurred by Landlord (including reasonable counsel
and other professional fees and disbursements incurred in connection with any action or proceeding) in connection with any matter set forth in this <U>Article 11</U>, or <FONT STYLE="white-space:nowrap">non-performance</FONT> or <FONT
STYLE="white-space:nowrap">non-compliance</FONT> with or breach or failure by Tenant to observe any term, covenant, agreement, provision or condition of this Lease, or breach of any warranty or representation by Tenant made in this Lease. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Landlord shall reimburse and compensate Tenant, within thirty (30)&nbsp;days after rendition of a statement, for all reasonable, <FONT
STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> expenditures, costs, fees, expenses, judgments, penalties, damages and fines sustained or incurred by Tenant (including reasonable counsel and other professional
fees and disbursements incurred in connection with any action or proceeding) in connection with any matter set forth in this <U>Article 11</U>, or <FONT STYLE="white-space:nowrap">non-performance</FONT> or
<FONT STYLE="white-space:nowrap">non-compliance</FONT> with or breach or failure by Landlord to observe any term, covenant, agreement, provision or condition of this Lease, or breach of any warranty or representation by Landlord made in this Lease.
</P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;11.04</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Intentionally Omitted. </P> <P STYLE="font-size:12pt; margin-top:0pt; margin-bottom:0pt">&nbsp;</P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Tenant and Landlord shall each have the right to submit (x)&nbsp;a dispute relating to
the reasonableness of the denial of a consent required under this Lease, and (y)&nbsp;any other dispute for which arbitration in accordance with this <U>Subsection 11.04B</U> is expressly provided in this Lease, to binding arbitration
(&#8220;<U>Expedited Arbitration</U>&#8221;) under the Expedited Procedures provisions (Rules <FONT STYLE="white-space:nowrap">E-1</FONT> through <FONT STYLE="white-space:nowrap">E-10</FONT> in the current edition) of the Commercial Arbitration
Rules of the American Arbitration Association (&#8220;<U>AAA</U>&#8221;). In cases where the parties utilize such arbitration: (i)&nbsp;the parties will have no right to object if the arbitrator so appointed was on the list submitted by the AAA and
was not objected to in accordance with Rule <FONT STYLE="white-space:nowrap">E-4,</FONT> (ii) the arbitrator shall be selected within three (3)&nbsp;Business Days following submission of such dispute to arbitration, (iii)&nbsp;the arbitrator shall
render his final decision not later than three (3)&nbsp;Business Days after the last hearing, (iv)&nbsp;the first hearing shall be held within five (5)&nbsp;Business Days after the appointment of the arbitrator, and the last hearing shall be held
within fifteen (15)&nbsp;Business Days after the appointment of the arbitrator, (v)&nbsp;if the arbitrator shall find that Landlord had acted unreasonably in withholding a consent or approval, such consent or approval shall be deemed granted, and
any other finding or determination of the arbitrator shall be deemed final and binding (except that the arbitrator shall not have the power to add to, modify or change any of the provisions of this Lease), and (vi)&nbsp;the losing party in such
arbitration shall pay the arbitration costs charged by AAA and/or the arbitrator. If for any reason a dispute shall arise with respect to the identity of the arbitrator, the arbitrator shall be selected by the AAA within three (3)&nbsp;Business Days
after submission of a request therefor. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;11.05</U>. In no event shall either Landlord or Tenant be liable
under this Lease for any consequential, punitive or special damages, including loss of profits or business opportunity, arising under or in connection with this Lease, except as set forth in Section&nbsp;25.02 of this Lease. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 12 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>CONDEMNATION </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;12.01</U>. If the whole of the Demised Premises shall be lawfully condemned or taken in any manner for any
public or quasi-public use, this Lease and the term and estate hereby granted shall forthwith cease and terminate as of the date of vesting of title. If only a part of the Demised Premises shall be so condemned or taken, then this Lease shall remain
in full force and effect, but, effective as of the date of vesting of title, the Fixed Rent and Recurring Additional Rent hereunder shall be abated in an amount apportioned according to the area of the Demised Premises so condemned or taken;
<U>provided</U>, <U>however</U>, that if two (2)&nbsp;or more full floors of the Demised Premises then occupied by Tenant shall be so condemned or taken, and Tenant, in Tenant&#8217;s reasonable judgment, shall determine that, by reason thereof,
Tenant&#8217;s regular business can no longer be reasonably conducted at the Demised Premises, then Tenant may terminate this Lease and the term and estate hereby granted, but only by notifying Landlord in writing of such termination within sixty
(60)&nbsp;days following the date on which Tenant shall have received notice of vesting of title, and this Lease and the term and estate hereby granted shall expire as of the later of: (x)&nbsp;the date of vesting of title, and (y)&nbsp;the date on
which Tenant shall vacate and surrender the entire Demised Premises in the condition required under this Lease (but in no event later than sixty (60)&nbsp;days after Tenant shall have received notice of vesting of title), with the same effect as if
that were the date hereinbefore set for the expiration of the Lease Term, and the Fixed Rent and additional rent hereunder shall be apportioned as of such date. If only a part of the Building shall be so condemned or taken (whether or not the
Demised Premises shall be affected), then (i)&nbsp;Landlord may, at Landlord&#8217;s option, terminate this Lease and the term and estate hereby granted as of the date of such vesting of title by notifying Tenant in writing of such termination
within sixty (60)&nbsp;days following the date on which Landlord shall have received notice of vesting of title, and (ii)&nbsp;if such condemnation or taking shall deprive Tenant of access to the Demised Premises and Landlord shall not have provided
or undertaken steps to provide other means of access thereto, Tenant may, at Tenant&#8217;s option, but only by delivery of notice in writing to Landlord within sixty (60)&nbsp;days following the date on which Tenant shall have received notice of
vesting of title, terminate this Lease and </P>
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the term and estate hereby granted as of the date of vesting of title. If neither Landlord nor Tenant elects to terminate this Lease as aforesaid, this Lease shall be and remain unaffected by
such condemnation or taking, except that the Fixed Rent and Recurring Additional Rent shall be abated to the extent, if any, hereinbefore provided in this <U>Article 12</U>. If only a part of the Demised Premises shall be so condemned or taken and
this Lease and the term and estate hereby granted are not terminated as hereinbefore provided, Landlord shall, with reasonable diligence and at Landlord&#8217;s expense, restore the remaining portion of the Demised Premises as nearly as practicable
to the same condition as existed prior to such condemnation or taking, provided that such restoration shall not exceed the scope of the work done in originally constructing the Building and that the cost thereof shall not exceed the net proceeds of
the award received by Landlord for the value of the portion of the Demised Premises so taken, and Tenant shall be entitled to receive no part of such award. Notwithstanding anything to the contrary contained in this
<U>Section</U><U></U><U>&nbsp;12.01</U>, Tenant shall have no right to terminate this Lease with respect to a condemnation or taking that occurs prior to the Commencement Date. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;12.02</U>. In the event of any condemnation or taking hereinbefore mentioned of all or a part of the Building or
the Demised Premises, Landlord shall be entitled to receive the entire award in the condemnation proceeding, including any award made for the value of the estate vested by this Lease in Tenant, and Tenant hereby expressly assigns to Landlord any and
all right, title and interest of Tenant now or hereafter arising in or to any such award or any part thereof, and Tenant shall be entitled to receive no part of such award. In any condemnation proceeding, Tenant may submit a separate claim against
the condemning authority for the value of Tenant&#8217;s trade fixtures and the cost of removal or relocation, if such separate claims are allowable as such and do not reduce the award otherwise payable to Landlord. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;12.03</U>. If all or any portion of the Demised Premises shall be taken by the exercise of the right of eminent
domain for occupancy for a limited period, this Lease shall continue in full force and effect and Tenant shall continue to pay in full the Fixed Rent, additional rent and other charges herein reserved, without reduction or abatement, and Tenant
shall be entitled to receive so much of any award or payment made for such use as shall be equal to the aforementioned payments that are actually made by Tenant to Landlord during such temporary taking, except as hereinafter provided, and Landlord
shall receive the balance thereof; provided that if the limited period exceeds one (1)&nbsp;year and covers two (2)&nbsp;or more full floors of the Demised Premises then occupied by Tenant, then Tenant may cancel this Lease on sixty
(60)&nbsp;days&#8217; notice to Landlord, and this Lease shall terminate on such sixtieth (60<SUP STYLE="font-size:75%; vertical-align:top">th</SUP>) day with the same effect as if that were the date hereinbefore set for the expiration of the Lease
Term, and the Fixed Rent and additional rent hereunder shall be apportioned as of such date. If such award or payment for such temporary taking shall be made in a lump sum, Landlord shall receive out of such lump sum (and Tenant shall be credited
with) an amount equal to the total of the Fixed Rent, additional rent and other charges due to Landlord or to be paid by Tenant under the terms of this Lease for the period of such taking (less any amounts theretofore paid by Tenant to Landlord
attributable to the period of such taking), and such amount received by Landlord shall be held by Landlord as a fund which Landlord shall apply from time to time to the payments due to Landlord from Tenant under the terms of this Lease. Out of the
balance of such sum, if any, Tenant shall be paid in an amount equal to the amounts, if any, theretofore paid by Tenant to Landlord attributable to the period of such taking, and Landlord shall be paid the remainder of such balance. If such taking
shall be for a period not extending beyond the Lease Term, and if such taking results in changes or Alterations in the Demised Premises which would necessitate an expenditure to restore the Demised Premises to its former condition, then Tenant at
the termination of such taking shall, at Tenant&#8217;s expense, restore the Demised Premises to its former condition, and such portion of the award or payment payable to Landlord, if any, in excess of the Fixed Rent, additional rent and other
charges for the period of such taking as shall be necessary to cover the expenses of such restoration shall be applied to such restoration, and the balance necessary, if any, shall be paid by Tenant. Tenant shall also pay all fees, costs and
expenses of every character and kind of Landlord incurred in connection with such limited taking and obtaining the award therefor, and in connection with such restoration. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 13 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>ACCESS; BUILDING NAME </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;13.01</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Landlord reserves the right at any time and from time to time (without thereby creating an actual or constructive eviction or incurring any
liability to Tenant therefor) to place such structures and to make such relocations, changes, alterations, additions, improvements, and Repairs on the Land and in or to the Building (other than the Demised Premises, except as required by applicable
Legal Requirements or as otherwise required pursuant to the provisions of this Lease), and the Building Systems, and the operation of the Building Systems; <U>provided</U>, <U>however</U>, that (i)&nbsp;such relocations, changes, alterations,
additions, improvements and Repairs shall not adversely affect Tenant&#8217;s use of the Demised Premises for the Authorized Use, (ii)&nbsp;Landlord shall promptly repair all damage to the Demised Premises caused by such work (which repair shall
include, if necessary, the restoration of &#8220;finishes&#8221; to substantially the same condition that existed immediately prior to the performance of such work), and (iii)&nbsp;all work affecting the Demised Premises shall be subject to the
notice requirements set forth in <U>Section</U><U></U><U>&nbsp;13.03</U> below. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Notwithstanding the foregoing or anything to the
contrary contained in this Lease, so long as (i)&nbsp;Scholastic is the Tenant under this Lease, and (ii)&nbsp;the Tenant Leasing Requirement shall then be satisfied, Landlord shall not, unless required pursuant to applicable Legal Requirements,
make any alterations to the Mercer Lobby or the Mercer Elevators without Tenant&#8217;s prior written consent (which may be granted or withheld in Tenant&#8217;s sole discretion, except with respect to the following, for which Tenant&#8217;s consent
shall not be unreasonably withheld, conditioned or delayed: (x)&nbsp;to perform any alterations, additions or improvements that Landlord is obligated to perform in accordance with the provisions of this Lease, including, without limitation, any
Repairs and the Security Modifications and Installations (provided that any replacements shall be consistent with the Reputational Standard and of like-kind and quality to the then existing installation that is being replaced and); and (y)&nbsp;to
install the Identification Plaques in accordance with the provisions of <U>Section</U><U></U><U>&nbsp;31.20</U> of this Lease. Tenant shall respond to Landlord, approving or disapproving of Landlord&#8217;s request to perform the work set forth in
clauses (x)&nbsp;and (y) herein, within five (5)&nbsp;Business Days following Tenant&#8217;s receipt of Landlord&#8217;s request for such approval.&nbsp;If Tenant shall fail to approve or disapprove such request within such <FONT
STYLE="white-space:nowrap">5-Business</FONT> Day period, Landlord may give to Tenant a notice of such failure which shall contain a legend in not less than 14 point font bold upper case letters as follows: &#8220;<B>FAILURE TO APPROVE OR DISAPPROVE
THE PROPOSED WORK WITHIN THE MERCER LOBBY WITHIN TWO (2)</B><B></B><B>&nbsp;BUSINESS DAYS SHALL RESULT IN TENANT&#8217;S DEEMED APPROVAL OF SUCH WORK WITHIN THE MERCER LOBBY</B>&#8221;, and if Tenant shall fail to approve or disapprove such proposed
work within such two (2)&nbsp;Business Day period, Tenant shall be deemed to have approved the proposed work in question. If Tenant does not consent (or be deemed to consent) to the performance of any such work, Landlord and Tenant shall discuss
alternative proposals for such work. Landlord shall not be deemed to be in default under this Lease for failure to perform any applicable Repairs as a result of Tenant&#8217;s failure to approve such Repairs, so long as Landlord shall be cooperating
with Tenant in good faith to determine a solution acceptable to both parties. If any such Repairs are emergency Repairs, Landlord may take such action as Landlord reasonably determines to be necessary to address said emergency and, thereafter, if
Tenant does not approve (in accordance with this <U>Subsection 13.01B</U>) of any Repairs made to address said emergency, Landlord and Tenant shall cooperate in good faith to determine a solution acceptable to both parties. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Landlord shall have the right to delegate to another tenant or occupant of the Building, provided that such tenant or occupant reasonably
requires access to the Demised Premises in order for such tenant or occupant to perform work to such tenant&#8217;s or occupant&#8217;s premises, the right to enter the Demised Premises to perform any permitted alterations, repairs, improvements,
replacements or restorations that may run under, through or within any floor slabs, shafts, electric closets, columns, areas </P>
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above suspended ceilings or other similar areas within the Demised Premises (any such work, the &#8220;<U>Concealed Work</U>&#8221;); provided, however, that Landlord shall cause such tenant or
occupant (in addition to, and not in limitation of, Landlord&#8217;s obligations set forth in clauses (i)&nbsp;through (iii) of <U>Subsection 13.01A</U> above) to (i)&nbsp;use commercially reasonable efforts to minimize interference with
Tenant&#8217;s use and occupancy of the Demised Premises arising from the performance of any Concealed Work, (ii)&nbsp;use overtime or premium pay labor if requested by Tenant, (iii)&nbsp;reimburse Tenant for Tenant&#8217;s actual and reasonable
costs, if any, to (x)&nbsp;hire security personnel to be in the Demised Premises at the same time as such other tenant or occupant or their contractors or subcontractors, and (y)&nbsp;install any reasonable protective covering in the Demised
Premises to protect the Demised Premises from such Concealed Work to be performed, and (iv)&nbsp;cause such tenant and such tenant&#8217;s contractors to add Tenant as an additional insured with respect to its insurance policies prior to the
performance of any such Concealed Work. Landlord shall cause such tenant or occupant to indemnify and hold Tenant and Tenant&#8217;s partners, officers, directors, contractor, agents and employees harmless from and against all Damages to which
Tenant and/or any such partner, officer, director, contractor, agent or employee may be subject or suffer arising from, or in connection with any such tenant&#8217;s or occupant&#8217;s performance of the Concealed Work (the &#8220;<U>Work Indemnity
Obligations</U>&#8221;), it being agreed that if such tenant or occupant fails to comply with the Work Indemnity Obligations, then following notice from Tenant setting forth such <FONT STYLE="white-space:nowrap">non-compliance,</FONT> Landlord shall
perform the Work Indemnity Obligations. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. If Tenant shall require access to the premises of another tenant or occupant of the Building
(or any other space within the Building outside of the Demised Premises) to perform any Concealed Work, then the provisions of clauses (i)&nbsp;through (iv) set forth in <U>Subsection 13.01C</U> above shall be applicable to Tenant and Tenant&#8217;s
performance of such work, to the extent permitted by such tenants&#8217; leases. Landlord agrees to insert such provisions into all new leases and occupancy agreements and renewals of existing leases and occupancy agreements not made expressly
pursuant to the provisions of the applicable lease or occupancy agreement entered into by Landlord at the Building following the Commencement Date. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;13.02</U>. Neither this Lease nor any use by Tenant shall give Tenant any right or easement in or to the use of
any door or hallways, or any passage or any tunnel or any concourse or arcade or plaza or to any connection of the Building with any subway, railroad or any other building or to any public conveniences, and so long as Tenant shall have reasonable
access to and from the Demised Premises from the street immediately adjacent to the Demised Premises during the Lease Term, if any such doors, halls, passages, tunnels, concourses, arcades, plazas, connections and conveniences may without notice to
Tenant be regulated or discontinued at any time and from time to time by Landlord. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;13.03</U>. Subject to
the provisions of <U>Section</U><U></U><U>&nbsp;13.01</U> above, Landlord, and (if applicable) Overlandlord and any Mortgagee, and their representatives, may enter the Demised Premises during Business Hours upon reasonable advance written notice to
Tenant (which notice shall be given not less than twenty-four (24)&nbsp;hours prior to such entry), except in an emergency, in which case entry may be made at any time and without notice, for the purpose of inspection or of making Repairs,
alterations, additions, restorations, replacements or improvements in or to the Demised Premises or the Building or Building Systems permitted hereunder or of complying with Legal Requirements or the requirements of any Insurance Board, or of
performing any obligation imposed on Landlord by this Lease, or of exercising any right reserved to Landlord by this Lease, provided Landlord shall use commercially reasonable efforts to minimize interference with Tenant&#8217;s use and occupancy of
the Demised Premises resulting therefrom, provided that the foregoing shall not be deemed to impose any obligation on Landlord or Overlandlord or Mortgagee to make any Repairs or Alterations. Notwithstanding the foregoing, other than in the event of
an emergency, Landlord shall not enter the Demised Premises without having given Tenant a reasonable opportunity to be present and to accompany Landlord. Tenant shall have the right, upon reasonable advance written notice to Landlord, from time to
time, to designate areas within the Demised Premises as &#8220;<U>Secure</U> </P>
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<U>Areas</U>&#8221; that contain cash, confidential information or other valuables. Except in the case of an emergency, Landlord shall not enter any Secure Area without being accompanied by a
representative of Tenant, provided Tenant shall make such representative available. Landlord shall not be liable to Tenant for any claims arising from or in connection with Landlord&#8217;s inability to access the Secured Area or to provide any work
or service required to be provided by Landlord under this Lease as a result of Landlord&#8217;s inability to access the Secured Area due to the limitations set forth in this <U>Section</U><U></U><U>&nbsp;13.03</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;13.04</U>. Landlord may, at reasonable times between the hours of 8 A.M. and 6 P.M. on Business Days (but not
more than twice on any particular Business Day) and on reasonable notice, show the Demised Premises to any prospective purchaser, lessee, mortgagee, or assignee of the Building and/or the Land, or of Landlord&#8217;s interest therein, and their
representatives. Notwithstanding the foregoing, other than in an emergency, and subject to the terms set forth in <U>Section</U><U></U><U>&nbsp;13.03</U> above, Landlord shall not enter the Demised Premises pursuant to this
<U>Section</U><U></U><U>&nbsp;13.04</U> without having given Tenant a reasonable opportunity to be present and to accompany Landlord. During the twelve (12)&nbsp;month period preceding the Expiration Date, Landlord may similarly show the Demised
Premises or any part thereof to any person contemplating the leasing of all or a portion of the same. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;13.05</U>. Without incurring any liability to Tenant, Landlord may permit access to the Demised Premises and
open the same, whether or not Tenant shall be present, upon demand of any receiver, trustee, assignee for the benefit of creditors, sheriff, marshal or court officer entitled to, or purporting to be entitled to, such access for the purpose of taking
possession of, or removing, Tenant&#8217;s property or for any other lawful purpose (but by this provision any action by Landlord hereunder shall not be deemed a recognition by Landlord that the person or official permitted to such access has any
right to such access or interest in or to this Lease, or in or to the Demised Premises), or upon demand of any representative of the fire, police, building, sanitation or other department of the city, state or federal governments. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;13.06</U>. Provided that (i)&nbsp;Scholastic is the Tenant under this Lease, and (ii)&nbsp;the Tenant Leasing
Requirement shall then be satisfied, Landlord shall not change the name or address of the Building (i.e., the address of the Building being 555 Broadway, 557 Broadway and 130 Mercer Street) or separate the Building into more than one
(1)&nbsp;building during the Lease Term, except, in each case, to the extent reasonably required in connection with the exercise of Landlord&#8217;s right pursuant to <U>Section</U><U></U><U>&nbsp;31.04</U> hereof to convert the Land and the
improvements erected thereon to a condominium form of ownership. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;13.07</U>. Subject to the provisions of
this Lease, applicable Legal Requirements and to circumstances beyond the control of Landlord, (i)&nbsp;Tenant shall have reasonable access to the Demised Premises through the Mercer Lobby on a <FONT STYLE="white-space:nowrap">24-hour</FONT> per
day, 365 day per year, basis, and (ii)&nbsp;the Building will be staffed and operational in a manner comparable to Comparable Buildings on a <FONT STYLE="white-space:nowrap">24-hour</FONT> per day, 365 day per year, basis. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 14 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>BANKRUPTCY </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;14.01</U>. This Lease and the term and estate hereby granted shall be subject to the conditional limitation
that, if any one or more of the following events shall occur: (i)&nbsp;Tenant shall (a)&nbsp;have applied for or consented to the appointment of a receiver, trustee, liquidator, or other custodian of Tenant or any of its properties or assets,
(b)&nbsp;have made a general assignment for the benefit of creditors, (c)&nbsp;have commenced a voluntary case for relief as a debtor under the United States Bankruptcy Code or filed a petition to take advantage of any bankruptcy, reorganization,
insolvency, readjustment of debts, dissolution or liquidation law or statute or an answer admitting the material allegations of a petition filed against it in any proceeding under any such law, or (d)&nbsp;be adjudicated a bankrupt or insolvent, or
(ii)&nbsp;without the acquiescence or consent of Tenant, an order, judgment or decree shall have been entered by any court of competent jurisdiction (a)</P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">44 </P>

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approving as properly filed a petition seeking relief under the United States Bankruptcy Code or any bankruptcy, reorganization, insolvency, readjustment of debts, dissolution or liquidation law
or statute with respect to Tenant or with respect to all or a substantial part of Tenant&#8217;s properties or assets, or (b)&nbsp;appointing a receiver, trustee, liquidator or other custodian of Tenant or of all or a substantial part of
Tenant&#8217;s properties or assets, and such order, judgment or decree shall have continued unstayed and in effect for any period of ninety (90)&nbsp;days or more, then this Lease may be canceled and terminated by Landlord by the sending of a
written notice to Tenant within a reasonable time after Landlord shall be notified of the happening of any of the aforedescribed events and Landlord shall be entitled to exercise all remedies provided in <U>Article 15</U> as if such event is an
Event of Default. Neither Tenant, nor any person claiming through or under Tenant or by reason of any statute or order of court, shall thereafter be entitled to possession of the Demised Premises, but shall forthwith quit and surrender the Demised
Premises. If this Lease shall have been theretofore assigned in accordance with the provisions of <U>Article 10</U> above, then the provisions of this <U>Article 14</U> shall be applicable only to the party then owning Tenant&#8217;s interest in
this Lease. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;14.02</U>. Without limiting any of the foregoing provisions of this Article, if, pursuant to
the United States Bankruptcy Code, Tenant shall be permitted to assign this Lease notwithstanding the restrictions contained in this Lease, Tenant agrees that adequate assurance of future performance by an assignee expressly permitted under such
Code shall be deemed to mean (a)&nbsp;the deposit of cash security in an amount equal to the sum of nine (9)&nbsp;monthly installments of the Fixed Rent plus the Recurring Additional Rent for the calendar year preceding the year in which such
assignment is intended to become effective, which deposit shall be held by Landlord for the balance of the Lease Term, without interest, as security for the full performance of all of the obligations under this Lease on the part of Tenant to be
performed, and (b)&nbsp;evidence by financial statement prepared and certified by a certified public accountant that the assignee has a current net worth, after including the assignment and excluding the value of the leasehold, sufficient to meet
all of the remaining rental obligations under this Lease. </P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 15 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>DEFAULTS, REMEDIES, DAMAGES </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;15.01</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. This Lease and the term and estate hereby granted shall be subject to the conditional limitation that, if any one or more of the following
events (each an &#8220;<U>Event of Default</U>&#8221; and collectively, &#8220;<U>Events of Default</U>&#8221;) shall occur: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) Tenant
shall fail to pay to Landlord the full amount of any installment of Fixed Rent or any additional rent on the date upon which the same shall first become due and payable, and such default shall continue for five (5)&nbsp;days after notice of such
default shall have been given to Tenant; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) Tenant shall do anything or permit anything to be done, whether by action or inaction, in
breach of any covenant, agreement, term, provision or condition of this Lease, on the part of Tenant to be kept, observed or performed (other than a breach of the character referred to in <U>Subdivision 15.01A(i)</U> above and <U>15.01A(iii)</U>
below), and such breach shall continue and shall not be fully remedied by Tenant within thirty (30)&nbsp;days after Landlord shall have given to Tenant a notice specifying the same (except in connection with a breach which cannot be remedied or
cured within said thirty (30)&nbsp;day period, in which event the time of Tenant within which to cure such breach shall be extended for such time as shall be necessary to cure the same, but only if Tenant, within such thirty (30)&nbsp;day period,
shall promptly commence and thereafter proceed diligently and continuously to cure such breach, and provided further that such period of time shall not be so extended as to jeopardize the interest of Landlord in the Land and/or the Building or so as
to subject Landlord to any liability, civil or criminal); or </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iii) Any event shall occur or any contingency shall arise whereby this Lease or the estate
hereby granted or the unexpired balance of the Lease Term would, by operation of law or otherwise, devolve upon or pass to any person, firm, association or corporation other than Tenant, except as may be expressly authorized herein; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">then, upon the occurrence of any of said events, Landlord may at any time thereafter give to Tenant a notice of termination of this Lease setting forth a
termination date that is three (3)&nbsp;Business Days from the date of the giving of such notice, and, upon the giving of such notice, this Lease and the term and estate hereby granted (whether or not the Lease Term shall theretofore have commenced)
shall expire and terminate upon the expiration of said three (3)&nbsp;Business Days with the same effect as if that day were the date hereinbefore set for the expiration of the Lease Term, but Tenant shall remain liable for damages as provided in
<U>Section</U><U></U><U>&nbsp;15.03</U> below. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;15.02</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. If an Event of Default shall have occurred, Landlord and/or Landlord&#8217;s agents and employees, whether or not this Lease shall have
been terminated pursuant to <U>Articles</U><U></U><U>&nbsp;14</U> or <U>15</U>, may, without notice to Tenant, immediately or at any time thereafter <FONT STYLE="white-space:nowrap">re-enter</FONT> into or upon the Demised Premises or any part
thereof, either by summary dispossess proceedings or by any suitable action or proceeding at law, or by any other legal means without being liable to indictment, prosecution or damages therefor, and may repossess the same, and may remove any persons
or property therefrom, to the end that Landlord may have, hold and enjoy the Demised Premises again as and of its first estate and interest therein. The words &#8220;re-enter&#8221;, <FONT STYLE="white-space:nowrap">&#8220;re-entry&#8221;</FONT> and
<FONT STYLE="white-space:nowrap">&#8220;re-entered&#8221;</FONT> as used in this Lease are not restricted to their technical legal meanings. In the event of any termination of this Lease under the provisions of <U>Articles</U><U></U><U>&nbsp;14</U>
or <U>15</U>, or in the event that Landlord shall <FONT STYLE="white-space:nowrap">re-enter</FONT> the Demised Premises under the provisions of this <U>Article 15</U>,&nbsp;or in the event of the termination of this Lease (or of <FONT
STYLE="white-space:nowrap">re-entry)</FONT> by or under any summary dispossess or other proceeding or action or any provision of law, Tenant shall thereupon pay to Landlord the Fixed Rent, additional rent and any other charges payable hereunder by
Tenant to Landlord up to the time of such termination of this Lease, or of such recovery of possession of the Demised Premises by Landlord, as the case may be, plus the expenses incurred or paid by Landlord in terminating this Lease or of <FONT
STYLE="white-space:nowrap">re-entering</FONT> the Demised Premises and securing possession thereof, including reasonable attorneys&#8217; fees and costs of removal and storage of Tenant&#8217;s property, and Tenant shall also pay to Landlord damages
as provided in <U>Section</U><U></U><U>&nbsp;15.03</U> below. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. In the event of the <FONT STYLE="white-space:nowrap">re-entry</FONT>
into the Demised Premises by Landlord under the provisions of this <U>Section</U><U></U><U>&nbsp;15.02</U>, and if this Lease shall not be terminated, Landlord may (but shall have absolutely no obligation to do so), not in Landlord&#8217;s own name,
but as agent for Tenant, relet the whole or any part of the Demised Premises for any period equal to or greater or less than the remainder of the original term of this Lease, for any sum which Landlord may deem suitable, including rent concessions,
and for any use and purpose which Landlord may deem appropriate. Such reletting may include any improvements, personalty and trade fixtures remaining in the Demised Premises. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. In the event of a breach or threatened breach on the part of Tenant with respect to any of the covenants, agreements, terms, provisions or
conditions on the part of or on behalf of Tenant to be kept, observed or performed, Landlord shall also have the right to obtain injunctive relief. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. In the event of (i)&nbsp;the termination of this Lease under the provisions of <U>Articles</U><U></U><U>&nbsp;14</U> or <U>15</U>, or
(ii)&nbsp;the <FONT STYLE="white-space:nowrap">re-entry</FONT> of the Demised Premises by Landlord under the provisions of this <U>Section</U><U></U><U>&nbsp;15.02</U>, or (iii)&nbsp;the termination of this Lease (or
<FONT STYLE="white-space:nowrap">re-entry)</FONT> by or under any summary dispossess or other proceeding or action or any provision of law by reason of default hereunder on the part of Tenant, Landlord shall be entitled to retain all monies, if any,
paid by Tenant to Landlord, whether as advance rent, security deposit or otherwise, but such monies shall be credited by Landlord against any Fixed Rent, additional rent or any other charge due from Tenant at the time of such termination or <FONT
STYLE="white-space:nowrap">re-entry</FONT> or, at Landlord&#8217;s option, against any damages payable by Tenant under <U>Section</U><U></U><U>&nbsp;15.03</U> or pursuant to law. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">E. The specified remedies to which Landlord may resort under this Lease are cumulative and
concurrent, and are not intended to be exclusive of each other or of any other remedies or means of redress to which Landlord may lawfully be entitled at any time, and Landlord may invoke any remedy allowed under this Lease or at law or in equity as
if specific remedies were not herein provided for, and the exercise by Landlord of any one or more of the remedies allowed under this Lease or in law or in equity shall not preclude the simultaneous or later exercise by the Landlord of any or all
other remedies allowed under this Lease or in law or in equity, and the failure by Landlord to exercise any remedy shall not in any manner waive Landlord&#8217;s right to the later exercise of such remedy. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;15.03</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. In the event of any termination of this Lease under the provisions hereof or <U>Article 14</U> hereof or under any summary dispossession or
other proceeding or action or any provision of law, or in the event that Landlord shall <FONT STYLE="white-space:nowrap">re-enter</FONT> the Demised Premises under the provisions of this Lease, Tenant shall pay to Landlord as damages, at the
election of Landlord, either: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) a sum which at the time of such termination of this Lease or at the time of any such <FONT
STYLE="white-space:nowrap">re-entry</FONT> by Landlord, as the case may be, represents the then value of the excess, if any, of (a)&nbsp;the aggregate of the installments of Fixed Rent and the Recurring Additional Rent (if any) which would have been
payable hereunder by Tenant, had this Lease not so terminated, for the period commencing with such earlier termination of this Lease or the date of any such <FONT STYLE="white-space:nowrap">re-entry,</FONT> as the case may be, and ending with the
date hereinbefore set for the expiration of the Lease Term, over (b)&nbsp;the aggregate rental value of the Demised Premises for the same period (the amounts of each of clauses (a)&nbsp;and (b) being first discounted to present value at an annual
rate equal to the then prevailing discount rate announced by the Federal Reserve Bank); or </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) sums equal to the aggregate of the
installments of Fixed Rent and Recurring Additional rent (if any) which would have been payable by Tenant had this Lease not so terminated, or had Landlord not so <FONT STYLE="white-space:nowrap">re-entered</FONT> the Demised Premises, payable upon
the due dates therefor specified herein following such termination or such <FONT STYLE="white-space:nowrap">re-entry</FONT> and until the date herein before set for the expiration of the full term hereby granted; provided, however, that if Landlord
shall relet the Demised Premises during said period, Landlord shall credit Tenant with the net rents received by Landlord from such reletting, such net rents to be determined by first deducting from the gross rents as and when received by Landlord
from such reletting the expenses incurred or paid by Landlord in terminating this Lease and of <FONT STYLE="white-space:nowrap">re-entering</FONT> the Demised Premises and of securing possession thereof, including reasonable attorneys&#8217; fees
and costs of removal and storage of Tenant&#8217;s property, as well as the expenses of reletting, including repairing, restoring and improving the Demised Premises for new tenants, brokers&#8217; commissions, advertising costs, reasonable
attorneys&#8217; fees and disbursements, and all other similar or dissimilar expenses chargeable against the Demised Premises and the rental therefrom in connection with such reletting, it being understood that such reletting may be for a period
equal to or shorter or longer than the remaining term of this Lease; and provided further, that (a)&nbsp;in no event shall Tenant be entitled to receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder, (b)&nbsp;in
no event shall Tenant be entitled in any suit for the collection of damages pursuant to this <U>Subdivision 15.03A(ii)</U> to a credit in respect of any net rents from a reletting except to the extent that such net rents are actually received by
Landlord prior to the commencement of such suit, and (c)&nbsp;if the Demised Premises or any part thereof should be relet in combination with other space, then proper apportionment on a square foot area basis shall be made of the rent received from
such reletting and of the expenses of reletting, or if relet for a period longer than the remaining term of this lease, the expenses of reletting shall be apportioned based on the respective periods. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. For the purposes of <U>Subdivision 15.03A(i)</U>, the amount of Recurring Additional Rent
which would have been payable by Tenant under <U>Article</U><U></U><U>&nbsp;19</U> for each year, as therein provided, ending after such termination of this Lease or such <FONT STYLE="white-space:nowrap">re-entry,</FONT> shall be deemed to be an
amount equal to the amount of such Recurring Additional Rent payable by Tenant for the calendar year and Tax Year ending immediately preceding such termination of this Lease or such <FONT STYLE="white-space:nowrap">re-entry.</FONT> Suit or suits for
the recovery of such damages, or any installments thereof, may be brought by Landlord from time to time at Landlord&#8217;s election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the term of
this Lease would have expired if it had not been terminated under the provisions of <U>Articles</U><U></U><U>&nbsp;14</U> or <U>15</U>, or under any provision of law, or had Landlord not <FONT STYLE="white-space:nowrap">re-entered</FONT> the Demised
Premises. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;15.04</U>. Nothing contained in this <U>Article</U><U></U><U>&nbsp;15</U> shall be construed as
limiting or precluding the recovery by Landlord against Tenant of any payments or damages to which, in addition to the damages particularly provided above, Landlord may lawfully be entitled by reason of any default hereunder on the part of Tenant.
The failure or refusal of Landlord to relet the Demised Premises or any part or parts thereof, or the failure of Landlord to collect the rent thereof under such reletting, shall not release or affect Tenant&#8217;s liability for damages. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;15.05</U>. Tenant, for Tenant, and on behalf of any and all persons claiming through or under Tenant, including
creditors of all kinds, does hereby waive and surrender all right and privilege which they or any of them might have under or by reason of any present or future law to redeem the Demised Premises, or to have a continuance of this Lease for the term
hereby demised, after Tenant shall be dispossessed or ejected therefrom by process of law or under the terms of this Lease or after the expiration or termination of this Lease as herein provided or pursuant to law. In the event that Landlord shall
commence any summary proceeding for <FONT STYLE="white-space:nowrap">non-payment</FONT> of rent or for holding over after the expiration or sooner termination of this Lease, Tenant shall not, and hereby expressly waives any right to, interpose any
counterclaim of whatever nature or description in any such proceeding, except for a mandatory counterclaim. Nothing contained herein shall be construed as a waiver of Tenant&#8217;s right to attempt to obtain a
<FONT STYLE="white-space:nowrap">so-called</FONT> Yellowstone injunction. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;15.06</U>. The provisions of this
<U>Article</U><U></U><U>&nbsp;15</U> shall survive the expiration or sooner termination of this Lease. </P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 16 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>CURING TENANT&#8217;S DEFAULTS; REIMBURSEMENT </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;16.01</U>. If Tenant shall default (after notice and the expiration of the applicable cure period, if any) in
the observance or performance of any term, covenant, provision or condition on Tenant&#8217;s part to be observed or performed under or by virtue of any of the terms or provisions in this Lease, then, unless otherwise provided elsewhere in this
Lease, Landlord may at any time thereafter perform the obligation of Tenant thereunder, and if Landlord, in connection therewith or in connection with any default by Tenant in the covenant to pay Fixed Rent or additional rent hereunder, shall make
any expenditures or incur any obligations for payment of money, including court costs and reasonable attorneys&#8217; fees and disbursements, in instituting, prosecuting or defending any action or proceeding, then such fees, disbursements, costs and
expenses so paid or obligations incurred shall be additional rent to be paid by Tenant to Landlord, within thirty (30)&nbsp;days after written notice thereof from Landlord together with reasonable supporting documentation, with interest thereon at
an annual rate (the &#8220;<U>Interest Rate</U>&#8221;) equal to the lesser of: (a)&nbsp;the then prevailing prime rate (which, for the purposes hereof, includes any equivalent or successor interest rate, however denominated) of interest for
unsecured <FONT STYLE="white-space:nowrap">ninety-day</FONT> loans by Citibank, N.A. (or The Chase Manhattan Bank, N.A., if Citibank, N.A. shall not then have an established prime rate; or the prime rate of any major banking institution doing
business in New York City, as selected by Landlord, if none of the aforementioned banks shall be in existence or have an established prime rate) plus two (2)&nbsp;percentage points, or (b)&nbsp;the maximum rate allowed by law. Any interest payable
by Tenant pursuant to this Lease at the Interest Rate shall be calculated from the day such expenditure is made or obligation is incurred until the date when such payment is finally and completely paid by Tenant to Landlord. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;16.02</U>. Bills for any property, material, labor or services
provided, furnished or rendered, or caused to be provided, furnished or rendered, by Landlord to Tenant, may be sent by Landlord to Tenant monthly (or immediately, at Landlord&#8217;s option), and shall be due and payable by Tenant as additional
rent within thirty (30)&nbsp;days after the same shall be sent to Tenant by Landlord. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;16.03</U>. If the
Lease Term shall have expired or been terminated after or on the date that Landlord shall have made any of the expenditures, or incurred any of the obligations, set forth in this <U>Article 16</U>, then all such amounts and any interest thereon, as
set forth in <U>Section</U><U></U><U>&nbsp;16.01</U> above, shall be recoverable by Landlord as damages. The provisions of this <U>Article 16</U> shall survive the expiration or sooner termination of this Lease. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 17 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>QUIET ENJOYMENT </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;17.01</U>. Landlord covenants that for so long as this Lease is in full force and effect, Tenant may peaceably
and quietly enjoy the Demised Premises, subject nevertheless to the terms and conditions of this Lease. This covenant shall be construed as a covenant running with the Land. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 18 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>BUILDING SERVICES </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;18.01</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. From and after the Commencement Date, Landlord shall provide the following services in a first-class manner comparable to Comparable
Buildings: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) four (4)&nbsp;passenger elevators serving the Mercer lobby of the Building (&#8220;<U>Mercer Lobby</U>&#8221;, with such
elevators being referred to as &#8220;<U>Mercer Elevators</U>&#8221;) on Business Days, during Business Hours, and on Saturdays from 8 A.M. to 1 P.M., and, subject to the provisions of <U>Section</U><U></U><U>&nbsp;18.03</U> below, and at least two
(2)&nbsp;elevators on call at all other times. Provided that Scholastic is the Tenant under this Lease, use of the Mercer Lobby and the Mercer Elevators shall be limited to tenants and occupants of the Demised Premises (and their employees, guests
and invitees). Notwithstanding the foregoing, the Mercer Lobby and Mercer Elevators may be used by tenants, occupants and guests of the 2nd through 5th floors of the Building, provided that (a)&nbsp;the Mercer Lobby and Mercer Elevators shall not be
used by (i)&nbsp;any contractors, subcontractors or service providers of, or for deliveries to, the tenants and occupants of the 2nd through 5th floors of the Building (it being agreed that all deliveries will be made using the Building entrance and
lobby located on the Broadway side of the Building), (ii) any employees, agents, guests or occupants of 555 Broadway Location LLC (&#8220;<U>Convene</U>&#8221;), the existing tenant of the 2nd floor space, and (b)&nbsp;prior to the use of the Mercer
Lobby and/or the Mercer Elevators by any party other than Tenant and its occupants of the Demised Premises (and their employees, guests and invitees), subject to Landlord&#8217;s ability to use the Mercer Lobby and Mercer Elevators for emergency and
<FONT STYLE="white-space:nowrap">non-tenant</FONT> related functions, Landlord shall (at Landlord&#8217;s own cost and expense and not as part of Operating Expenses), as part of Landlord&#8217;s initial work to be completed following the
Commencement Date, perform the modifications to the Building set forth on <U>Exhibit &#8220;P&#8221;</U> attached hereto and made a part hereof (the &#8220;<U>Security Modifications and Installations</U>&#8221;). Landlord shall perform the Security
Modifications and Installations at Landlord&#8217;s own cost and expense (and not as part of Operating Expenses). The Security Modifications and Installations shall be </P>
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performed at times and in a manner coordinated with Tenant to minimize disruption to Tenant&#8217;s business operations. Nothing contained herein shall be construed to prevent other tenants and
occupants of the Building from using the freight elevators for the Building in accordance with the terms and conditions of such tenants&#8217; and occupants&#8217; leases so long as such usage is not in violation of Landlord&#8217;s covenants and
obligations offset forth in this Lease. Landlord shall give Tenant notice when the Security Modifications and Installations are substantially complete (a &#8220;<U>Security Substantial Completion Notice</U>&#8221;). If the Security Modifications and
Installations are not substantially complete and Landlord shall not have given to Tenant the Security Substantial Completion Notice by the date on which any proposed tenant or occupant of floors three (3)&nbsp;through five (5)&nbsp;of the Building
other than tenants and occupants of the Demised Premises (and their employees, guests and invitees) (&#8220;<U>Third Party Occupants</U>&#8221;) will be utilizing its premises for the conduct of its business, then until said Security Modifications
and Installations are substantially complete, any employees, agents, guests or occupants of Convene or any Third Party Occupants shall use solely the Building entrance and lobby located on the Broadway side of the Building (and such parties shall
not be permitted to use the Mercer Lobby or the Mercer Elevators). Landlord shall deliver at least ninety (90)&nbsp;days&#8217; prior written notice to Tenant of the anticipated date on which any Third Party Occupants intend on utilizing their
premises for the conduct of business. If Landlord has not substantially completed the Security Modifications and Installations and delivered a Security Substantial Completion Notice to Tenant by the date that is sixty (60)&nbsp;days prior to the
date on which any Third Party Occupant will be occupying its demised premises for the conduct of business, then, provided Tenant gives Landlord written notice of its intent to complete the Security Modifications and Installations on Landlord&#8217;s
behalf, and Landlord fails to substantially complete the Security Modifications and Installations within five (5)&nbsp;Business Days of receipt of said notice, Tenant shall have the right, commencing on the sixth (6th) Business Day after giving said
notice to Landlord, to perform the Security Modifications and Installations on Landlord&#8217;s behalf and, in such event, Landlord shall reimburse Tenant for Tenant&#8217;s actual, reasonable <FONT STYLE="white-space:nowrap"><FONT
STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> costs thereof (the &#8220;<U>Security Work Self-Help Costs</U>&#8221;) within thirty (30)&nbsp;days of Landlord&#8217;s receipt of Tenant&#8217;s invoices therefor and lien waivers with respect
to any work performed by Tenant, with reasonable <FONT STYLE="white-space:nowrap">back-up</FONT> (&#8220;<U>Tenant&#8217;s Reimbursement Request</U>&#8221;). If, within thirty (30)&nbsp;days after Landlord&#8217;s receipt of Tenant&#8217;s
Reimbursement Request, Landlord shall not have paid to Tenant all or a portion of the amount of the Security Work Self-Help Costs, Tenant shall have the right to deliver notice to Landlord, provided that such notice shall bear the following legend
typed in bold, capital letters at the top: &#8220;<B>IF LANDLORD SHALL FAIL TO PAY THE SECURITY WORK SELF-HELP COSTS PREVIOUSLY REQUESTED PURSUANT TO SUBDIVISION 18.01A(i) OF THE LEASE WITHIN TEN (10)</B><B></B><B>&nbsp;BUSINESS DAYS AFTER
LANDLORD&#8217;S RECEIPT OF THIS SECOND REQUEST THEREFOR, TENANT SHALL HAVE THE RIGHT TO DEDUCT THE UNPAID PORTION OF SUCH SECURITY WORK SELF-HELP COSTS FROM THE NEXT INSTALLMENT(S) OF FIXED RENT COMING DUE IN ACCORDANCE WITH THE PROVISIONS OF
SUBDIVISION 18.01A(i) OF THE LEASE.</B>&#8221;. If, within ten (10)&nbsp;Business Days after receipt of such notice, Landlord shall not have paid to Tenant the amount of such unpaid Security Work Self-Help Costs, then Tenant may deduct the unpaid
portion of such unpaid Security Work Self-Help Costs from the next installment of Fixed Rent coming due. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) freight elevator service
on Business Days, during the hours of 7 A.M. to 6 P.M. (&#8220;<U>Freight Operating Hours</U>&#8221;). Landlord shall provide a freight elevator operator during any times that the freight elevator is open and available for usage; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iii) HVAC to the Demised Premises on Business Days during Business Hours, as seasonably required for comfortable office occupancy and in
accordance with the standards then being provided in Comparable Buildings. If Tenant shall require HVAC service during Overtime Periods, Landlord shall accommodate Tenant, provided that Landlord shall have received notice of such requirement by 3:00
P.M. on the same day for overtime HVAC service on a Business Day and by 3:00 P.M. of the immediately preceding Business Day for any other Overtime Periods. Tenant shall pay to Landlord, as additional rent and within thirty (30)&nbsp;days after being
billed therefor, Landlord&#8217;s then established hourly </P>
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rate for such service (which shall be based upon the cost incurred by Landlord to furnish such service plus an administrative fee of four percent (4%)), and with any minimum time period as
prescribed by any union operating in the Building (the &#8220;<U>Union Minimum Hours</U>&#8221;) being the minimum for such service during any Overtime Period on a Saturday, Sunday or Holiday, which, as of the Commencement Date, is four
(4)&nbsp;hours. Unless a request by Tenant for heat, ventilation and air-conditioning service during Overtime Periods shall have been made for a period that immediately follows Business Hours, if Tenant requests heat, ventilation and <FONT
STYLE="white-space:nowrap">air-conditioning</FONT> service during Overtime Periods, Tenant agrees to pay for the Union Minimum Hours. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iv) cold water for ordinary pantry (including dishwashers on each floor), drinking and office cleaning purposes as well as hot and cold
water for core lavatory purposes and food service areas/dining area. If Tenant requires, uses or consumes water for any other purposes or in or in quantities in excess of typical office use (as reasonably determined by Landlord), then Landlord may
(or, at Landlord&#8217;s direction, Tenant shall) install a meter or meters or other means to measure Tenant&#8217;s water consumption, and Tenant agrees to pay for the cost of the meter or meters and the installation thereof, and to pay for the
maintenance of said meter equipment and/or to pay Landlord&#8217;s cost of other means of measuring such water consumption by Tenant. Tenant shall reimburse Landlord for the cost of all water consumed as measured by said meter or meters or as
otherwise measured, including sewer rents, as additional rent, within thirty (30)&nbsp;days after bills therefor are rendered; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(v)
cleaning of the Demised Premises on Business Days in accordance with the specifications set forth in <U>Exhibit &#8220;E</U>&#8221; annexed hereto and made a part hereof, provided that the Demised Premises are kept in reasonable order by Tenant.
Tenant shall reimburse Landlord for the cost of removal from the Demised Premises and the Building of so much of Tenant&#8217;s refuse and rubbish as shall exceed that ordinarily accumulated daily in the routine of business office occupancy
(collectively, &#8220;<U>Extra Rubbish Removal</U>&#8221;). The reimbursement for Extra Rubbish Removal shall be made by Tenant to Landlord, as additional rent, within thirty (30)&nbsp;days after bills therefor are rendered. If at any time during
the Lease Term Tenant shall be unsatisfied with the cleaning services being provided by Landlord, Landlord shall reasonably cooperate with any request by Tenant to remedy the source of such dissatisfaction, which may include replacing the vendor or
the individuals providing cleaning services for the vendor. Notwithstanding the foregoing, Tenant may elect to require Landlord not to provide any cleaning services to the Demised Premises, and, instead, arrange to clean the Demised Premises through
an independent cleaning service contractor, at Tenant&#8217;s sole cost and expense, provided that Tenant shall give to Landlord at least thirty (30)&nbsp;days&#8217; prior notice thereof. On not less than thirty (30)&nbsp;days&#8217; prior notice,
Tenant may request that Landlord resume furnishing cleaning services to the Demised Premises, whereupon Landlord shall resume the same as soon as practicable after such notice. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(vi) subject to the provisions of <U>Section</U><U></U><U>&nbsp;37.01</U> below, twenty-four (24)&nbsp;hour security in the Mercer Lobby
commensurate with the standards Comparable Buildings, including at least two (2)&nbsp;security guards from 8:00 AM to 6:00 PM on Business Days or when otherwise required by Legal Requirements, with one (1)&nbsp;additional security guard from 10:00
AM to 5:00 PM on Business Days (provided that the additional security guard need not be in the Mercer Lobby at all such times so long as such security guard is on call within the Building) and at least one (1)&nbsp;security guard at all other times;
<U>provided</U>, <U>however</U>, that, except to the extent same results from Landlord&#8217;s negligence or willful misconduct, Landlord shall not be liable, and Tenant hereby releases Landlord from any and all liability, for injury or damage to
the person or property of Tenant, Tenant&#8217;s agents, servants, employees, contractors, invitees or visitors caused by or resulting from theft, illegal entry or trespass, vandalism or any other crime committed by any person other than
Landlord&#8217;s employees or agents. Landlord shall maintain procedures which require badge access for admission to the Building or, if Landlord shall no long require such badge access, such other procedures as are consistent with other Comparable
Buildings. Landlord shall provide one (1)&nbsp;fire safety director (the &#8220;<U>Fire Safety Director</U>&#8221;) at the Building as required by Legal Requirements, at no cost to Tenant. The Fire Safety Director may operate from a Fire Command
Station located in the Mercer Lobby, as the same may be relocated by Landlord (subject to Tenant&#8217;s consent) from time to time or other locations in the Building as permitted by Legal Requirements; and </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(vii) clean Tenant&#8217;s exterior windows at least two (2)&nbsp;times each calendar year
during the Lease Term. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. If Tenant shall require freight elevator service at any time other than the time periods set forth in
<U>Subdivision 18.01A(ii)</U> above, then Landlord shall use reasonable efforts to accommodate Tenant, subject to previous scheduling, provided that Landlord shall have received reasonable (but in no event less than forty-eight
(48)&nbsp;hours&#8217;) advance notice of such requirement, and provided further that Tenant shall pay to Landlord, as additional rent and within thirty (30)&nbsp;days after being billed therefor, Landlord&#8217;s then established hourly rate for
such usage (which shall be based upon the cost incurred by Landlord to furnish such service plus an administrative fee of four percent (4%)). Unless a request by Tenant for freight elevator service during Overtime Periods shall have been made for a
period that immediately follows Freight Operating Hours, if Tenant requests freight elevator service during periods outside of Freight Operating Hours for a period of less than the Union Minimum Hours, Tenant agrees to pay for a minimum of the Union
Minimum Hours of such service. Notwithstanding the foregoing, Landlord shall provide Tenant with freight elevator service (including all ancillary charges such as security guard and engineering fees) at no charge in connection with Tenant&#8217;s
restack of its premises from that existing prior to the Commencement Date outside of Freight Operating Hours. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Tenant shall have the
right to utilize the amount of condenser water currently used on each floor of the Demised Premises and the Below-Grade Space during the Lease Term at no cost or expense to Tenant and the same shall not be reduced from its current capacity during
the Lease Term with respect to any space then occupied by Tenant. Landlord agrees to make available the amount of condenser water so specified by Tenant. Such condenser water shall be made available to Tenant twenty-four (24)&nbsp;hours per day,
seven (7)&nbsp;days per week, three hundred sixty-five (365)&nbsp;days per year, subject to Force Majeure Events. Notwithstanding anything to the contrary contained in this <U>Subsection 18.01C</U>, Tenant shall have the right to redistribute
condenser water tonnage among the floors of the Demised Premises and the Below-Grade Space. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;18.02</U>. The
term &#8220;<U>Business Days</U>&#8221; shall be deemed to mean all days other than Saturdays, Sundays and Holidays. The term &#8220;<U>Holidays</U>&#8221; shall be deemed to mean all federal, state, municipal and bank holidays and Building Service
Employees and Operating Engineer&#8217;s Union contract holidays now or hereafter in effect. The term &#8220;<U>Business Hours</U>&#8221; shall be deemed to mean 8 A.M. to 6 P.M. on Business Days. The term &#8220;<U>Overtime Periods</U>&#8221; shall
mean all times other than Business Hours on Business Days, or 8&nbsp;A.M. to 1&nbsp;P.M. on Saturdays. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;18.03</U>. Landlord shall endeavor to give Tenant reasonable advance notice of any proposed stoppage of any
Building services. In the event that such services shall have been stopped, Landlord agrees to use commercially reasonable efforts to restore such services and to minimize interference with Tenant&#8217;s use and occupancy of the Demised Premises.
</P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 19 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>TAXES; OPERATING EXPENSES </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;19.01</U>. In addition to the Fixed Rent and additional rent hereinbefore reserved, Tenant covenants and agrees
to pay Landlord, as additional rent, all amounts computed in accordance with the provisions set forth in this <U>Article</U><U></U><U>&nbsp;19</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;19.02</U>. For the purposes of this Lease: </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. The term &#8220;<U>Taxes</U>&#8221; shall mean (whether represented by one or more bills)
the amount which shall be equal to the product obtained by multiplying (x)&nbsp;the assessed valuation of the Land and Building, pursuant to the provisions of the New York City Charter and of the Administrative Code of the City of New York or
pursuant to any applicable law in the future imposed by the applicable governmental authority having jurisdiction thereover (the &#8220;<U>Taxing Authority</U>&#8221;) for the purposes of impositions of real estate taxes (the &#8220;<U>Assessed
Valuation</U>&#8221;), by (y)&nbsp;the tax rate established by the Taxing Authority for the applicable Tax Year. If, due to a future change in the method of taxation or as required by the Taxing Authority, in lieu of, as an addition to, or as a
substitute for, the whole or any part of the real estate taxes theretofore imposed on the Landlord, Landlord and/or and the Building there shall be levied, assessed or imposed (x)&nbsp;a tax, assessment, levy, imposition, fee or charge wholly or
partially as a capital levy or otherwise on the rents received therefrom, or (y)&nbsp;any other such tax, assessment, levy, imposition, fee or charge, including, without limitation, business improvement district and transportation taxes, fees and
assessments, then all such taxes, assessments, levies, impositions, fees or charges or the part thereof so measured or based shall be included in &#8220;Taxes&#8221;; <U>provided</U>, <U>however</U>, that &#8220;Taxes&#8221; shall not include any
succession, gains, recording, income, franchise, transfer, inheritance, capital stock, excise, excess profits, occupancy or rent, gift, estate, foreign ownership or control, mortgage recording, payroll or stamp tax of Landlord, any Mortgagee or any
Overlandlord. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. The term &#8220;<U>Tax Year</U>&#8221; shall mean every twelve (12)&nbsp;consecutive month period, all or any part of
which shall occur during the Lease Term, commencing each July&nbsp;1 or such other date as shall be the first day of the fiscal tax year of The City of New York or other governmental agency determined by Landlord to be responsible for the collection
of substantially all Taxes. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. The term &#8220;<U>Operating Year</U>&#8221; shall mean each calendar year, all or any part of which shall
occur during the Lease Term, following the Base Operating Year. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. The term &#8220;<U>Operating Statement</U>&#8221; shall mean a written
statement prepared by Landlord or Landlord&#8217;s agent, setting forth Landlord&#8217;s computation of the amount payable by Tenant pursuant to <U>Section</U><U></U><U>&nbsp;19.04</U> for a specified Operating Year. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">E. The term &#8220;<U>Operating Expenses</U>&#8221; shall mean (subject to the provisions of <U>Subsection 19.02G</U> below, and without
duplication) all reasonable costs and expenses paid or incurred by Landlord or on Landlord&#8217;s behalf in connection with the management, repair, maintenance, replacement (subject to clauses (xvii)&nbsp;and (xviii) below), restoration (subject to
clauses (xvii)&nbsp;and (xviii) below) or operation of the Building, the Land and any plazas, sidewalks, curbs and appurtenances thereto, including the following items: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) Labor Costs of persons performing services in connection with the operation, repair and maintenance of the Land or the Building; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) the cost of (including any rental cost of) materials and supplies used in the operation, cleaning, safety, security, renovation,
replacement, repair and maintenance of the Building and its plazas (if any), sidewalks, curbs and appurtenances, and any plant, equipment, facilities and systems designed to supply heat, ventilation,
<FONT STYLE="white-space:nowrap">air-conditioning</FONT> or any other services or utilities, or comprising any portion of the electrical, gas, steam, plumbing, sprinkler, mechanical, communications, alarm, security or fire/life safety systems or
equipment, including any sales and other taxes thereon; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iii) the depreciation for, or the rental cost or value (including applicable
sales taxes) of, hand tools and other movable equipment used in the operation, cleaning, safety, security, repair or maintenance of the Building and its plazas (if any), sidewalks, curbs and appurtenances; </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iv) reasonable legal, accounting and other professional fees incurred in connection with
the operation or management of the Land or the Building; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(v) amounts incurred by Landlord for services, materials and supplies furnished
in connection with the operation, repair and maintenance of any part of the Building and its plazas (if any), sidewalks, curbs and appurtenances, including the heating, <FONT STYLE="white-space:nowrap">air-conditioning,</FONT> ventilating, plumbing,
electrical, elevator, safety and other systems of the Building, and any other services furnished pursuant to <U>Article 18</U> above; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(vi) the cost of all charges for window cleaning and other cleaning, janitorial, security and other services, in and about the Building and
its plazas (if any), sidewalks, curbs and appurtenances; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(vii) premiums paid by Landlord for rent, casualty, boiler, sprinkler, <FONT
STYLE="white-space:nowrap">plate-glass,</FONT> liability and fidelity insurance with respect to the Land or Building and its plazas (if any), sidewalks, curbs and appurtenances, and any other insurance Landlord maintains or is required to maintain
with regard to the Land or the Building or the maintenance or operation thereof, comparable in type and amount to premiums for insurance that prudent owners of Comparable Buildings would maintain; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(viii) costs (including all applicable taxes) for electricity (as measured by the Building&#8217;s electric meters, and evaluated under the
same rate classification and frequency that Landlord is charged by the public utility furnishing electricity to the Building), steam, telephone, and other utilities for the portions of the Land and the Building not leased or occupied by tenants in
the Building and for utilities and electricity (so measured and evaluated) consumed in connection with the operation of the heating, ventilating and <FONT STYLE="white-space:nowrap">air-conditioning</FONT> equipment servicing the Building, other
than any leased or leasable space therein; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ix) water charges, sewer rents, vault charges, transit taxes, any special assessments
imposed upon the Building, any other assessments, governmental levies, county taxes or any other governmental charge, general or special, ordinary or extraordinary, unforeseen as well as foreseen, of any and every kind or nature whatsoever, which
are or may be levied, confirmed, charged, assessed or imposed upon the Land, the Building and/or Landlord&#8217;s interest therein, under the laws of the United States, the State of New York or any political subdivision thereof, or by the City of
New York or any political subdivision thereof (including any assessments, levies, impositions, charges or taxes arising from the location of the Land or Building within a Business Improvement District or other area or zone which is subject to
governmentally authorized or civic related assessments, levies, impositions, charges or taxes not generally applicable to other portions of the Borough of Manhattan or the City of New York), but only if and to the extent not included within the
definition of &#8220;Taxes&#8221; set forth in <U>Subsection 19.02A</U> above; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(x) telephone and stationery costs; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xi) the cost of painting and otherwise decorating any <FONT STYLE="white-space:nowrap">non-tenant</FONT> areas of the Building, and its
plazas (if any) and sidewalks; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xii) the cost of installing, maintaining and repairing art works, as well as holiday decorations, for
the lobby and other public portions of the Building, and its plazas (if any) and sidewalks in a manner commensurate with Comparable Buildings; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xiii) the cost of exterior and interior landscaping of <FONT STYLE="white-space:nowrap">non-tenant</FONT> areas of the Land, the Building
and its plazas (if any) and sidewalks; </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xiv) dues and fees paid to civic organizations and associations representing Landlord, or
of which Landlord is a member, in the City of New York, provided that it is customary for landlords of Comparable Buildings to be members of such organizations and associations and to pass such costs through to their tenants as operating expenses;
</P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xv) franchise, license and similar fees and charges paid by Landlord to any governmental agency for the privilege of owning, leasing,
operating, maintaining or servicing the Building or any of its equipment, property or appurtenances; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xvi) management fees, or, if no
managing agent is then employed by Landlord, an amount in lieu thereof which is not in excess of the then prevailing rates for management fees charged by leading third party managing agents (e.g., Jones Lang LaSalle, Cushman&nbsp;&amp; Wakefield,
CBRE or similar managing agents) for the management of Comparable Buildings; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xvii) the cost or value, or the cost or value of the
rental, together with the cost of installation, of any Building security or other system used in connection with life or property protection (including the cost, or the cost or value of the rental, of all machinery, electronic systems and other
equipment comprising any part thereof), as well as the cost of the operation and repair of any such system; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xviii) whether or not
capitalized under generally accepted accounting principles (&#8220;<U>GAAP</U>&#8221;), costs for alterations to the Building made after the Base Operating Year by reason of any Legal Requirements first enacted after the Commencement Date or, if
such Legal Requirements are in effect prior to the Commencement Date, only if Landlord&#8217;s obligation to comply with such Legal Requirements first arises after the Commencement Date, provided, however, such costs shall be amortized over their
useful life as determined by GAAP (or if GAAP shall not be applicable, as reasonably determined by Landlord), together with an interest factor calculating using the Interest Rate in effect at the time any such cost is incurred, over the useful life
thereof (until the cost of such alteration is amortized fully); </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xix) whether or not capitalized under GAAP, the cost of improvements,
equipment or machinery installed (I)&nbsp;in lieu of a repair, determined in accordance with prudent real estate management practice or (II)&nbsp;for the purpose of reducing energy consumption or reducing Building Emissions Fines (subject, in each
case, to the limitations set forth in <U>Section</U><U></U><U>&nbsp;7.07</U> hereof) or reducing other Operating Expenses; <U>provided</U>, <U>however</U>, <U>that</U> such costs set forth in clause (II)&nbsp;herein shall be amortized over the
shorter of (x)&nbsp;their useful life as determined under GAAP (or if GAAP shall not be applicable, as reasonably determined by Landlord), and (y)&nbsp;the Payback Period, with an interest factor calculated using the Interest Rate in effect at the
time that any such cost is incurred; provided further, with respect to improvements, equipment or machinery installed (aa) in lieu of a repair, Operating Expenses shall include, solely in the Operating Year in which such improvement, equipment or
machinery is installed, the cost of such improvement, equipment or machinery, provided, that such cost that may be included as part of Operating Expenses shall in no event exceed the cost of the applicable repair had it been performed (and no part
of the cost of such improvement, equipment or machinery may be included as part of Operating Expenses in any future years), (bb) for the purpose of reducing Building Emissions Fines, Tenant shall not be required to pay any portion of the cost of
such capital improvement that exceeds the Building Emissions Fine that Tenant would have had to pay with in such calendar year pursuant to the provisions of <U>Section</U><U></U><U>&nbsp;7.07</U>, and (cc)&nbsp;for the purpose of reducing energy
consumption or reducing other Operating Expenses, Tenant shall not be required to pay more in any year on the basis of such amortized cost than Tenant would have actually paid for the applicable utility or the relevant component(s) of Operating
Expenses that will be reduced or eliminated by such improvements, equipment or machinery, as applicable. The &#8220;<U>Payback Period</U>&#8221; means the length of time (expressed in months) obtained by multiplying (x)&nbsp;the quotient of
(i)&nbsp;the aggregate costs of any such capital improvement, divided by (ii)&nbsp;the Annual Savings, times (y)&nbsp;twelve (12) (by way of example: if the aggregate costs of such capital improvement are $2,000,000 and the Annual Savings are
$500,000, then the Payback Period for such capital improvement is forty-eight (48)&nbsp;months) ; </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xx) the cost of operating, maintaining and repairing any Amenity Space, and </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxi) all other charges allocable to the repair, management, maintenance, replacement, restoration or operation of the Building in accordance
with real estate accounting practices customarily used in Comparable Buildings. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">F. The term &#8220;<U>Labor Costs</U>&#8221; shall mean
any and all expenses incurred by Landlord or on Landlord&#8217;s behalf which shall be related to employment of personnel, including amounts incurred for wages, salaries and other compensation for services, payroll, social security, unemployment and
other similar taxes, Workers&#8217; Compensation insurance, benefits, pensions, hospitalization, retirement plans and insurance (including group life and disability), uniforms and working clothes and the cleaning thereof, and expenses imposed on or
on behalf of Landlord pursuant to any collective bargaining agreement relating to such employees. With respect to employees who are not employed on a <FONT STYLE="white-space:nowrap">full-time</FONT> basis with respect to the Building, a pro rata
portion of expenses allocable to the time any such employee is employed with respect to the Building shall be included in Labor Costs. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">G.
The term Operating Expenses <B>shall not</B> include the following items: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) depreciation and amortization (except with respect to the
alterations, repairs, replacements, and/or improvements described in <U>clauses (xviii)</U>&nbsp;and <U>(xix)</U> of <U>Subsection 19.02E</U> above), including depreciation on, or amortization of, any fixed assets; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) principal and interest payments and other costs incurred in connection with any financing or refinancing of the Building or any portion
thereof (including, without limitation, pursuant to any Mortgage); </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iii) the cost of tenant improvements made primarily for, and tenant
contributions paid to, any tenant (including Tenant), owner or occupant of the Building (including Landlord and its Affiliates); </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iv)
legal fees, brokerage commissions, marketing, advertising and promotional expenses incurred in procuring any tenant (including Tenant) or occupants for the Building; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(v) costs of performing work or furnishing services for tenants, owners or occupiers of the Building (including Landlord and its Affiliates)
to the extent that such work or service is in excess of any work or service Landlord is obligated to furnish to Tenant at Landlord&#8217;s expense; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(vi) the cost of (a)&nbsp;any electricity consumed in the Demised Premises (including, without limitation, in connection with the air handler
units or VAVs (if any) therein) or in any other space in the Building demised, or any other utilities which are metered separately and charged directly to a tenant or occupant of the Building (including Landlord or its Affiliates), and (b)&nbsp;the
cost of submeters installed by Landlord in the Demised Premises; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(vii) fees and costs (including, attorneys&#8217; fees and
disbursements) incurred in preparing leases or other occupancy agreements for tenants or occupants and/or in enforcing the terms of any lease or occupancy agreement; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(viii) any cost or expense to the extent Landlord is reimbursed therefor out of insurance proceeds or otherwise (or would have been
reimbursed therefor by insurance had Landlord carried the insurance coverage required under this Lease), by a third party or Tenant (other than by means of operating expense reimbursement provisions contained in the leases of other tenants);
<B><I></I></B> </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ix) all costs and expenses of taking over or assuming the lease or occupancy agreement
obligations of a tenant or occupant for such tenant&#8217;s or occupant&#8217;s premises in a location other than the Building and the costs and expenses of relocating such tenant or occupant to the Building, including, without limitation, any
payments required to be made in connection with the termination of such lease or occupancy agreement pursuant to <FONT STYLE="white-space:nowrap">Article&nbsp;31-B</FONT> of the Tax Law of the State of New York or other similar statute; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(x) costs and expenses (including, without limitation, attorneys&#8217; fees and costs of settlements, judgments and arbitration awards)
arising from claims or disputes (x)&nbsp;in connection with tort, defamation or negligence litigation pertaining to Landlord, its Affiliates and/or the Building, or in connection with any such claims or disputes arising from Landlord&#8217;s or any
of its Affiliates&#8217; negligence or willful misconduct, (y)&nbsp;with lenders, any Overlandlord, any Mortgagee or tenants, and (z)&nbsp;the filing of a petition in bankruptcy by or against Landlord or its Affiliates; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xi) costs incurred with respect to a sale of all or any portion of the Building or any interest therein or in any person or entity of
whatever tier owning an interest therein and the cost of maintaining, organizing or reorganizing the entity that is the landlord under this Lease; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xii) costs of alterations and improvements and other expenditures which are required to be capitalized under GAAP, unless permitted to be
included in Operating Expenses under <U>clauses</U><U></U><U>&nbsp;(xviii)</U> and <U>(xix)</U>&nbsp;of <U>Subsection</U><U></U><U>&nbsp;19.02E</U> above; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xiii) any lease payments for equipment, the cost of which if purchased, pursuant to GAAP, would be specifically excluded as a capital
improvement, unless same is permitted to be included in Operating Expenses under <U>clauses</U><U></U><U>&nbsp;(xviii)</U> and <U>(xix)</U>&nbsp;of <U>Subsection</U><U></U><U>&nbsp;19.02E</U> above; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xiv) costs incurred in connection with the acquisition or sale of air rights, transferable development rights, easements or other real
property interests; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xv) intentionally omitted; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xvi) any rent, additional rent or other charge under any Underlying Lease (<U>provided</U>, however, that Landlord shall not be required to
exclude from Operating Expenses any expense that would otherwise be includable in Operating Expenses pursuant to the terms of this Lease merely because Landlord&#8217;s obligation under any such Underlying Lease to incur such expense is
characterized as a rental obligation under any such Underlying Lease; <U>provided</U> further, however, that any such included rental is not a late fee or similar interest charge, fine or penalty owing due to a late payment of such rental by
Landlord); </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xvii) any fee or expenditures paid to any person affiliated with Landlord, but only if and to the extent the amount thereof
exceeds the amount of fee or expenditures for similar services that would customarily be paid by owners of Comparable Buildings to third-party providers of such services on an arms-length basis; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xviii) the cost of any (a)&nbsp;additions to or expansions of the Building that increase the leasable space in the Building, or
(b)&nbsp;subtractions from or contractions of the Building that decrease the leasable space in the Building; </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xix) all costs of testing, surveying, remediating, removing or encapsulating asbestos and
any other Hazardous Materials or substances in or about the Building; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xx) interest, fines, penalties or other late payment charges paid
by Landlord as the result of Landlord&#8217;s failure to make payments when due, except to the extent the same was incurred with respect to a payment, part or all of which, was the responsibility of Tenant hereunder and with respect to which Tenant
did not make in a timely fashion or did not make at all unless required to be paid separately by Tenant; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxi) costs of withdrawal
liability or unfunded pension liability under the Multi-Employer Pension Plan Act, except to the extent that such costs are offset by savings realized by Landlord in connection therewith; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxii) Taxes or any item expressly excluded from Taxes hereunder; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxiii) duplicative charges for the same item; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxiv) insurance premiums, but only if and to the extent that such premiums are being paid to obtain insurance or to cover risks not then
customarily insured against by landlords of Comparable Buildings; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxv) costs attributable solely to areas of the Building that are
available for the common use of tenants of the Building but not available to Tenant; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxvi) reserves for anticipated future expenses,
bad debt loss or rent loss; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxvii) costs arising out of a violation of Legal Requirements (other than repair and maintenance costs not
(I)&nbsp;caused or necessitated by Landlord&#8217;s willful or grossly negligent conduct or (II)&nbsp;otherwise reimbursed by insurance (or would have been reimbursed had Landlord carried the insurance required to be carried under this Lease)), this
Lease or any other lease or other occupancy agreement for space in the Building, or of any Underlying Lease or from any Mortgagee, or other encumbrance on the Building not resulting from a default by Tenant under this Lease or another tenant of the
Building under its lease; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxviii) costs for purchasing, replacing, insuring, restoring or leasing fine art or for temporary exhibitions
thereof, except as set forth in <U>clause</U><U></U><U>&nbsp;(xii)</U> of <U>Subsection</U><U></U><U>&nbsp;19.02E</U> above, and except that the cost of insuring, routine cleaning and routine maintenance of any such art or exhibitions within the
common areas of the Building that are customarily paid by owners of Comparable Buildings may be included in Operating Expenses; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxix)
costs associated with the operation of the business of the entity that constitutes Landlord or any Affiliate of Landlord, which costs are not directly related to the operation, management, maintenance and repair of the Building (including, by way of
example, and without limitation, the formation of the entity, internal accounting and legal matters, preparation of tax returns and financial statements, costs of instituting or defending any lawsuits (including, without limitation, costs and legal
fees incurred in enforcing leases against tenants, including Tenant), costs of selling, syndicating, financing, mortgaging or hypothecating any equity interest in the entity that is the Landlord), and costs of any disputes between: (A)&nbsp;Landlord
and any Affiliate of Landlord; and/or (B)&nbsp;Landlord or any Affiliate of Landlord and their respective employees; </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxx) transfer, gains, mortgage recording, inheritance, estate, succession, gift,
corporation, unincorporated business, gross receipts, and profit taxes imposed upon Landlord; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxxi) dues to professional and lobbying
associations other than those dues permitted to be included in Operating Expenses pursuant to <U>Section</U><U></U><U>&nbsp;19.02E(xiv)</U> above or contributions to political or charitable organizations; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxxii) costs and expenses incurred by Landlord to the extent resulting from Landlord&#8217;s or Landlord&#8217;s agents&#8217;,
contractors&#8217;, employees&#8217; or representatives&#8217; negligence or willful misconduct (other than repair and maintenance costs not (I)&nbsp;caused or necessitated by Landlord&#8217;s willful or grossly negligent conduct or
(II)&nbsp;otherwise reimbursed by insurance (or would have been reimbursed had Landlord carried the insurance required to be carried under this Lease)) or breach of Landlord&#8217;s obligations under this Lease, and costs and expenses in the nature
of awards, judgments, penalties, fines, damages or settlements in connection therewith or in connection with the breach of Landlord&#8217;s obligations under any other lease in the Building; </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxxiii) the cost of acquiring or replacing or installing any separate electrical meter or water meter that Landlord may provide to and for
the particular benefit of any of the tenants in the Building other than Tenant; <U>provided</U> that if any such expense also generally benefits tenants leasing office space of the Building (as reasonably determined by Landlord), the portion of such
expenses reasonably allocable to same (as reasonably determined by Landlord) shall be included in Operating Expenses; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxxiv) the cost
of installing, operating and maintaining any specialty facility such as any an observatory, broadcasting facilities, luncheon club, athletic or recreational club, child care facility, auditorium, restaurant, cafeteria or dining facility, conference
center or similar specialty facilities, but operating and maintenance costs therefor shall be excluded only if use of such specialty service is restricted and not available to all tenants of the Building other than for Convene and any other tenant
or occupant of the retail portion of the Building; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxxv) Intentionally Omitted. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxxvi) costs of repairs or replacements incurred by reason of fire or other casualty or by the exercise of the right of eminent domain
(other than (1)&nbsp;the amount of any commercially reasonable deductible relating to the repair or restoration of the Building to which Landlord is actually subject pursuant to the terms of its insurance policies, or (2)&nbsp;in the event Landlord
self-insures, an amount not in excess of the amount which would have applied under <U>clause</U><U></U><U>&nbsp;(1)</U> hereof in the event Landlord had carried the coverage in question with third-party carriers); </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxxvii) any additional costs incurred by Landlord in connection with the operation or maintenance of the Building that are directly caused
by the particular needs of a particular tenant or of Landlord or its Affiliates as occupants, which particular need is not a customary need of office tenants in Comparable Buildings and only to the extent such costs exceed those costs customarily
spent for the operation and maintenance of Comparable Buildings to generally accommodate office tenants; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxxviii) costs incurred for
travel and entertainment; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(xxxix) the cost of any alterations, additions, changes, replacements and improvements that are made solely in
order to prepare space for occupancy by a new tenant; and </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(xl) the cost of electricity furnished to the Demised Premises or any other space in the
Building leased to tenants, and for which tenants are specifically billed in accordance with the terms of their leases; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">H. The cost of
any item that was included in Operating Expenses for the Base Operating Year and is no longer being incurred by Landlord by reason of the installation of a labor saving device or other capital improvement shall be deleted from Operating Expenses for
the Base Operating Year in connection with the calculation of the Operating Expense Payment for all Operating Years from and after the Operating Year in which such installation occurs. For any Operating Year following the Base Operating Year, if a
new service or expense, including a labor saving device or other capital improvement expense, is first included in Operating Expenses for such Operating Year, then, in connection with the calculation of the Operating Expense Payment for all
Operating Years from and after the Operating Year in which such service or expense is first included, the Base Operating Year shall be retroactively adjusted to reflect what the Base Operating Year would have been if such service or expense had also
been performed or included in the Base Operating Year. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">I. If, during all or part of any Operating Year, Landlord shall not furnish any
particular item(s) of work or service (which would otherwise constitute an Operating Expense hereunder) to portions of the Building due to the fact that (i)&nbsp;such portions are not occupied or leased, (ii)&nbsp;such item of work or service is not
required or desired by the tenant of such portion, (iii)&nbsp;such tenant is itself obtaining and providing such item of work or service, or (iv)&nbsp;for any other reasonably similar reason, then, for the purposes of computing Operating Expenses,
the amount for such item and for such period shall be deemed to be increased by an amount equal to the additional costs and expenses of furnishing such item of work or services to such portion of the Building or to such tenant. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">J. In determining the amount of the Operating Expenses for any Operating Year (including the Base Operating Year), if less than all of the
rentable square feet of the Building shall have been actually occupied at any time during such Operating Year, then the Variable Operating Expenses for such Operating Year (including the Base Operating Year) shall be grossed up to reflect the
Variable Operating Expenses reasonably estimated to be incurred if all such rentable square feet had been actually occupied throughout such Operating Year (including the Base Operating Year). &#8220;<U>Variable Operating Expenses</U>&#8221; are
Operating Expenses that vary based on the actual occupancy level of the Building. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;19.03</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. (i) If, for any reason whatsoever (whether foreseen or unforeseen), the Taxes applicable with respect to any Tax Year shall be greater than
the Taxes applicable with respect to the Base Tax Amount, then Tenant shall pay to Landlord as additional rent for each such Tax Year an amount equal to Tenant&#8217;s Proportionate Share of the amount by which the Taxes applicable with respect to
such Tax Year exceeds the Base Tax Amount. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) Within a reasonable time period after the issuance by the Taxing Authority of tax bills
for Taxes payable for any Tax Year, Landlord shall submit to Tenant a statement (the &#8220;<U>Tax Statement</U>&#8221;) which shall indicate the amount, if any, required to be paid by Tenant as additional rent as in this Section provided.
Alternatively, if, with respect to any Tax Year or installment due date thereof, Landlord shall believe that the Taxing Authority will not be issuing a tax bill for Taxes in a sufficiently timely manner so as to allow Landlord to receive the Tax
Payment from Tenant in accordance with the provisions of <U>Subdivision 19.03A(iii)</U> below, then Landlord may render a Tax Statement to Tenant based on Landlord&#8217;s good faith estimate of the relevant Taxes, subject to adjustment within a
reasonably prompt time period following the date that the Taxing Authority shall actually issue the tax bill(s) pertaining to such Taxes. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(iii) Tenant shall pay to Landlord, as additional rent, the amount set forth on such Tax
Statement (the &#8220;<U>Tax Paymen</U>t&#8221;) in two (2)&nbsp;equal installments, with the first such installment due and payable on the June&nbsp;1 immediately preceding the commencement of the Tax Year for which the Tax Statement is being
rendered, and the second such installment due and payable on the immediately following December&nbsp;1; provided, however, that if Landlord shall not have delivered a Tax Statement by May&nbsp;20 immediately preceding the commencement of the Tax
Year for which the Tax Statement is being rendered, then the installment of the Tax Payment otherwise due hereunder on the immediately following June&nbsp;1 shall not be due until the thirtieth
(30<SUP STYLE="font-size:75%; vertical-align:top">th</SUP>) day after Landlord shall deliver said Tax Statement to Tenant. In the event that the Taxing Authority shall change the time for the payment, or number of installments, of Taxes, or if a
Mortgagee shall require a periodic escrow payment on account thereof, the time when Tenant&#8217;s installments of the Tax Payment shall be due and payable to Landlord shall be similarly adjusted. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. If, following the delivery of any Tax Statement, Landlord shall receive a refund of Taxes with respect to a Tax Year for which Tenant has
paid any additional rent under the provisions of this <U>Section</U><U></U><U>&nbsp;19.03</U>, then Tenant&#8217;s Proportionate Share of the net proceeds of such refund, after deduction of reasonable legal fees, appraiser&#8217;s fees and other
reasonable <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> expenses actually incurred by Landlord in obtaining reductions and refunds and collecting the same (and after deduction of such expenses for
previous Tax Years occurring after the Base Operating Year that were not offset by tax refunds for such Tax Years) shall be applied and allocated to the periods for which the refund was obtained and, if Tenant shall not be in monetary or material <FONT
STYLE="white-space:nowrap">non-monetary</FONT> default of any of Tenant&#8217;s obligations under this Lease after notice shall have been given to Tenant (it being agreed, however, that, following Tenant&#8217;s cure of such default prior to the
termination of this Lease, Landlord shall refund or credit such amounts as were previously withheld due to such default), Landlord shall refund or credit to Tenant an amount equal to Tenant&#8217;s Proportionate Share of the net proceeds of such
refund. In no event shall any refund or credit due to Tenant hereunder exceed the sum paid by Tenant for such particular Tax Year. Only Landlord shall be eligible to institute tax reduction or other proceedings to reduce the Assessed Valuation of
the Land or the Building, except that Landlord shall institute such or proceeding for every Tax Year during the Lease Term; provided that Landlord will have the right not to initiate such proceedings with respect to any particular year if
Landlord&#8217;s accountants, tax attorneys or other tax professionals recommend not initiating such proceedings. In no event shall Tenant have the right to seek from the Taxing Authority any refund or reduction of Taxes. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. If there shall be a reduction or refund of Taxes for either of the Tax Years utilized in computing the Base Tax Amount, Landlord shall
furnish to Tenant a statement indicating the amount thereof, and all prior and future additional rent payments provided for in this <U>Section</U><U></U><U>&nbsp;19.03</U> shall be recalculated accordingly. Any additional payment due for any Tax
Year shall be made by Tenant within thirty (30)&nbsp;days after the furnishing to Tenant of the revised statement. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. Tenant shall pay,
before delinquency, all rent and occupancy taxes and all property taxes and assessments on the furniture, fixtures, equipment and other property of Tenant at any time situated on or installed in the Demised Premises, and on additions and
improvements in the Demised Premises made or installed by Tenant subsequent to the Commencement Date, if any. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;19.04</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. For each Operating Year after the Base Operating Year, any part of which shall occur during the Lease Term, Tenant shall pay an amount (the
&#8220;<U>Operating Expense Payment</U>&#8221;) equal to Tenant&#8217;s Proportionate Share of the amount, if any, by which Operating Expenses for such Operating Year shall exceed the Operating Expenses for the Base Operating Year. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Landlord may furnish to Tenant, prior to the commencement of each Operating Year, an a
written statement (an &#8220;<U>Estimate Statement</U>&#8221;) setting forth Landlord&#8217;s reasonable estimate of the Operating Expense Payment for such Operating Year (the &#8220;<U>Estimated Payment</U>&#8221;). Tenant shall pay to Landlord on
the first day of each month during such Operating Year, an amount equal to 1/12th of such estimate of the Estimated Payment for such Operating Year. If Landlord shall not furnish any such Estimate Statement for an Operating Year or if Landlord shall
furnish any such Estimate Statement for an Operating Year subsequent to the commencement thereof, then (A)&nbsp;until the first day of the month following the month in which such Estimate Statement is furnished to Tenant, Tenant shall pay to
Landlord on the first day of each month an amount equal to the monthly sum payable by Tenant to Landlord under this Section&nbsp;in respect of the last month of the preceding Operating Year; (B)&nbsp;after such Estimate Statement is furnished to
Tenant, Landlord shall reasonably promptly notify Tenant whether the installments of the Operating Expense Payment previously made for such Operating Year were greater or less than the Estimated Payments, and (x)&nbsp;if there is a deficiency,
Tenant shall pay the amount thereof to Landlord within thirty (30)&nbsp;days after written demand therefor, or (y)&nbsp;if there is an overpayment, Landlord shall, refund to Tenant the amount thereof within 30 days after such determination; and
(C)&nbsp;on the first day of the month following the month in which such Estimate Statement is furnished to Tenant and monthly thereafter throughout such Operating Year Tenant shall pay to Landlord an amount equal to 1/12th of the Operating Expense
Payment shown on such Estimate Statement. Landlord may, during each Operating Year, furnish to Tenant a revised Estimate Statement for such Operating Year, and in such case, the Operating Expense Payment for such Operating Year shall be adjusted and
paid or refunded as the case may be, substantially in the same manner as provided in the preceding sentence. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. Within 180 days after each
Operating Year, Landlord shall furnish to Tenant an annual Operating Statement (the &#8220;<U>Annual Statement</U>&#8221;) for such Operating Year. If the Annual Statement shows that the Estimated Payment (or other payments) for such Operating Year
exceeds the Operating Expense Payment which should have been paid for such Operating Year, then Landlord shall refund to the amount thereof within 30 days after the date of delivery of the Annual Statement; if the Annual Statement for such Operating
Year shows that the Estimated Payment for such Operating Year was less than the Operating Expense Payment (or other payments) which should have been paid for such Operating Year, Tenant shall pay the amount of such deficiency to Landlord within 30
days after receipt of the Annual Statement. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. Each Annual Statement shall be conclusive and binding upon Tenant unless, within one
hundred eighty (180)&nbsp;days after receipt thereof, Tenant shall give Landlord notice (the &#8220;<U>Operating Dispute Notice</U>&#8221;) that Tenant disputes the correctness of the Annual Statement, specifying the particular respects in which the
Annual Statement is claimed to be incorrect. Tenant recognizes and agrees that Landlord&#8217;s books and records (and those of Landlord&#8217;s agents) with respect to the operation of the Land and the Building are confidential, and that Tenant
shall have no right to inspect the same except as otherwise provided in the immediately following sentence. Within said <FONT STYLE="white-space:nowrap">180-day</FONT> period, Tenant may request in writing an appointment to examine Landlord&#8217;s
books and records with respect to Operating Expenses (such reviews, an &#8220;<U>Audit</U>&#8221;) in order to verify the accuracy of the relevant Annual Statement, in which case Landlord shall allow Tenant&#8217;s certified public accountant, lease
audit firm or employees to conduct such examination during Business Hours, within ten (10)&nbsp;Business Days after Landlord&#8217;s receipt of said request, provided that Tenant&#8217;s certified public accountant, lease audit firm or employees
shall use commercially reasonable efforts to minimize any interference to Landlord&#8217;s business operations during the course of such examination. Tenant shall not disclose (and shall require Tenant&#8217;s certified public account or employees
not to disclose) to any third party any information obtained in the course of such examination, except if and to the extent required by a court of competent jurisdiction, arbiter or in connection with any other proceeding. Tenant shall have the
right to audit the Operating Expenses for the Base Operating Year. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) If Tenant shall have timely delivered the Operating Dispute Notice to Landlord, and the
parties shall not be able to resolve such dispute within sixty (60)&nbsp;days thereafter, or longer if Landlord and Tenant are then negotiating then, provided that Tenant shall have theretofore paid to Landlord the amount shown to be due to Landlord
on the disputed Annual Statement, either party may refer the decision of the issue raised to a reputable, independent firm of certified public accountants selected by Landlord and reasonably acceptable to Tenant, and the decision of such accountants
shall be conclusive and binding upon the parties. If the parties cannot agree on such independent firm of certified public accountants, such matter can be submitted to Expedited Arbitration in accordance with the provisions of Subsection 11.04B
above. The fees and expenses involved in such decision shall be borne by the unsuccessful party (and if both parties are partially unsuccessful, the accountants shall apportion the fees and expenses between the parties based on the degree of success
of each party). Tenant agrees that, notwithstanding any such dispute (and pending resolution thereof), Tenant shall timely pay to Landlord in full the amount shown to be due to Landlord on the disputed Annual Statement. If such dispute is resolved
in Tenant&#8217;s favor, Landlord shall either reimburse Tenant for any overpayment or credit the amount of such overpayment against the next monthly installment of Fixed Rent payable under this Lease (except that, at the expiration of the Lease
Term, any such unpaid amounts shall be paid by Landlord to Tenant within thirty (30)&nbsp;days of such resolution). If such dispute is resolved in Tenant&#8217;s favor (whether by agreement of the parties, by the independent accounting firm,
Expedited Arbitration, or otherwise) and it is determined or otherwise agreed to by Landlord and Tenant that Tenant was overbilled on an Annual Statement by more than the Dispute Threshold, then Landlord shall either reimburse Tenant (within thirty
(30)&nbsp;days after such determination or agreement) for all of Tenant&#8217;s reasonable <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> costs and expenses incurred in connection with the Audit and the
resolution of the dispute (including reasonable <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> fees paid or payable by Tenant to any attorneys, accountants or consultants engaged solely in connection
with such Audit and dispute) or credit the amount of such costs and expenses against the next monthly installment of Fixed Rent payable under this Lease. For purposes hereof, the &#8220;Dispute Threshold&#8221; shall mean five percent (5%) of the
Operating Expenses for the Operating Year in question </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;19.05</U>. Nothing contained in this <U>Article
19</U> or any other provision of this Lease concerning the payment of additional rents shall be construed so as to reduce the Fixed Rent below the amount set forth in <U>Section</U><U></U><U>&nbsp;1.01</U>, plus any increases therein pursuant to any
provision of this Lease. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;19.06</U>. If there shall be a reduction of the area of the Demised Premises
either due to a partial taking thereof by eminent domain or due to subsequent agreement of the parties or if the area of the Demised Premises shall be increased, then (i)&nbsp;Tenant&#8217;s Proportionate Share of increases of Taxes thereafter
payable by Tenant under <U>Subsection 19.03A</U>, and (ii)&nbsp;Tenant&#8217;s Proportionate Share of increases in Operating Expenses thereafter payable by Tenant under <U>Subsection 19.04A</U>, shall, except as may otherwise be expressly agreed in
writing by the parties, be increased or decreased on the basis of the ratio between the Rentable Square Feet in the Demised Premises before and after said increase or decrease in area. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;19.07</U>. Any payments due hereunder for any period of less than a full Tax Year or Operating Year at the
commencement or end of the Lease Term shall be equitably prorated. In the event of any change in the fiscal period constituting a Tax Year, Taxes levied during any transitional period shall be added to the first subsequent Tax Year for purposes of
<U>Section</U><U></U><U>&nbsp;19.03</U>. Any delay or failure by Landlord to render any statement under the provisions of this <U>Article 19</U> shall not prejudice Landlord&#8217;s right hereunder to render such statement for prior or subsequent
periods, provided that the statement is delivered within two (2)&nbsp;years following the end of the Tax Year or Operating Year in question (it being agreed that such statement may not be delivered after such
<FONT STYLE="white-space:nowrap">2-year</FONT> period, unless the reason for the delay in rendering a final bill relating to Operating Expenses or Taxes, as the case may be, is attributable to the failure of any governmental (or quasi-governmental)
authority or by any utility company imposing such bill to provide relevant information to Landlord in respect of such bill, in which case Landlord shall provide the applicable bill within thirty (30)&nbsp;days following receipt of such information).
Any delay or failure by Landlord in making any request or demand for any amount payable by Tenant pursuant to the provisions of this <U>Article 19</U> shall not constitute a waiver of, or in any way diminish, the continuing obligation of Tenant to
make such payment. Except as otherwise provided in <U>Subsection 19.04D</U> above, all statements rendered by </P>
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Landlord pursuant to the provisions of this <U>Article 19</U> shall be deemed final and conclusive as to Tenant, unless, within one hundred eighty (180)&nbsp;days following rendition of any such
statement, Tenant shall, in good faith and with specificity, notify Landlord that such statement contains mathematical error. Tenant agrees that, notwithstanding any dispute as to the correctness of a statement (and pending resolution of such
dispute), Tenant shall timely pay to Landlord in full the amount shown to be due to Landlord on the disputed statement. If such dispute is resolved in Tenant&#8217;s favor, Landlord shall either reimburse Tenant for any overpayment or credit the
amount of such overpayment against the next monthly installment of Fixed Rent payable under this Lease. The obligations of Landlord and Tenant with respect to any payment required pursuant to the provisions of this <U>Article 19</U> shall survive
the expiration or sooner termination of the Lease Term. </P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 20 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>ELECTRICITY </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;20.01</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. (i) Subject to the provisions of this <U>Article 20</U> and other provisions of this Lease, Landlord shall furnish electricity for use in
the Demised Premises for normal business office purposes, making available to the core electrical closet(s) serving the Demised Premises a capacity (the &#8220;<U>Existing Capacity</U>&#8221;) equal to the capacity existing as of the Commencement
Date but in no event less than six (6)&nbsp;watts per usable square foot, demand load, exclusive of HVAC and electricity to the kitchen areas. Tenant&#8217;s use and consumption of electricity shall not exceed the Existing Capacity, nor shall Tenant
use any electrical equipment which, in Landlord&#8217;s sole but reasonable judgment, would exceed the Existing Capacity; provided that Tenant shall in all events be permitted to utilize all equipment that Tenant shall be utilizing in the Demised
Premises as of the date hereof and the same shall be deemed not to exceed the Existing Capacity. In the event that, in Landlord&#8217;s sole but reasonable judgment, Tenant&#8217;s electrical requirements exceed the Existing Capacity (subject to the
provisions of the preceding sentence), Landlord shall so notify Tenant of same and Tenant shall immediately cease such usage. Landlord shall not be liable to Tenant for any loss or damage or expense which Tenant may sustain or incur if either the
quantity or character of electric service shall be changed or shall no longer be available or suitable for Tenant&#8217;s requirements, subject to the provisions of <U>Subsection 6.02B</U>. Notwithstanding anything to the contrary contained herein,
Landlord shall not reduce or diminish in any way the capacity of electricity available in any portion of the Demised Premises as of the Commencement Date for so long as Scholastic remains the tenant in such portion of the Demised Premises, subject
to the provisions of <U>Subsection 20.01B</U> below. The amount to be charged to Tenant for electricity shall be determined on the basis of Landlord&#8217;s total actual cost for purchasing electricity (including all sales tax, rate adjustment
charges, sewer rents and any other factors used by the utility and/or governmental agency furnishing same) (&#8220;<U>Landlord&#8217;s Electricity Cost</U>&#8221;) plus a three percent (3%) administrative charge. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) Landlord and Tenant acknowledge that electricity to the Demised Premises and the Transition Space shall be measured by a submeter
existing as of the Commencement Date (the &#8220;<U>Existing Submeter</U>&#8221;), which Existing Submeter also measures electricity used by other space within the Building. Landlord shall, by the date that is the earlier of (x)&nbsp;nine (9) months
after the date hereof, and (y)&nbsp;the date on which a Third Party Occupant occupies all or a portion of floors three (3)&nbsp;through five (5)&nbsp;of the Building for the conduct of business (the earlier of such dates, the &#8220;<U>Submeter
Installation Target Date</U>&#8221;), install a submeter or submeters (collectively, the &#8220;<U>Demised Premises Submeter</U>&#8221;) to measure Tenant&#8217;s usage of electricity within the Demised Premises and the Transition Space
(&#8220;<U>Tenant Electricity</U>&#8221;). Commencing on the Commencement Date and ending on the Submeter Installation Target Date, Tenant shall pay to Landlord for Tenant Electricity an amount equal to ninety percent (90%) of Landlord&#8217;s
Electricity Cost as measured by the Existing Submeter, plus a three percent (3%) administrative charge. Landlord may, at any time (but not more often than monthly), render bills for Tenant&#8217;s electric consumption.
</P>
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Tenant shall pay all amounts shown on said bills to Landlord, as additional rent, within thirty (30)&nbsp;days following the date that such bills shall have been rendered. Landlord shall Repair
the Existing Submeter or the Demised Premises Submeter, as applicable, during the Lease Term. If Landlord fails to install the Demised Premises Submeter by the Submeter Installation Target Date, Landlord shall charge Tenant electricity on a
&#8220;rent inclusion&#8221; basis, that is, there shall be no separate charge to Tenant for such electric current by way of measuring such electricity service on any meter or submeter and in consideration thereof, Tenant shall pay, as additional
rent, an electricity charge of $2.00 per rentable square foot of the Demised Premises, until the date on which such Demised Premises Submeter shall have been installed. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Landlord may, from time to time, change the method of providing electricity to the Demised Premises, or may discontinue furnishing
electricity to the Demised Premises if Landlord complies with the provisions of this <U>Section</U><U></U><U>&nbsp;20.01B</U>. If required by any Legal Requirement or the utility company furnishing electricity to the Building, Landlord may
discontinue furnishing electricity to the Tenant provided that Landlord gives not less than ninety (90)&nbsp;days&#8217; notice (or such shorter period as required by the applicable Legal Requirement or the utility company) to Tenant of such change.
Landlord agrees that Landlord shall also discontinue the furnishing of electricity to other office tenants in the Building to the extent required by applicable Legal Requirements or the utility company in the same manner as provided herein with
respect to Tenant. This Lease shall continue in full force and effect and unaffected thereby, except that from and after the effective date of such discontinuance Tenant shall not be required to pay Landlord for electricity in accordance with this
<U>Article 20</U>. If Landlord so discontinues furnishing electricity to Tenant, Tenant shall promptly use diligent efforts to obtain electric energy directly from the utility furnishing electric service to the Building. The costs of such service
shall be paid by Tenant directly to such utility. Such electricity may be furnished to Tenant by means of the existing electrical facilities serving the Demised Premises, at no charge, to the extent the same are available, suitable and safe for such
purposes as determined by Landlord on a <FONT STYLE="white-space:nowrap">non-discriminatory</FONT> basis with respect to Tenant. All meters and all additional panel boards, switches, feeders, riser, wiring and other conductors and equipment which
may be required to obtain electricity shall be installed by Landlord and the cost thereof, including the cost and expense of all work required in connection with such installations shall be borne equally by Landlord and Tenant. Provided Tenant shall
use and continue to use diligent efforts to obtain electric energy directly from the utility, Landlord, to the extent permitted by applicable Legal Requirements, shall not discontinue furnishing electricity to the Demised Premises until such
installations have been made and Tenant shall be able to obtain electricity directly from the utility. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;20.02</U>. Any payments due hereunder for less than a calendar year at the commencement or end of the Lease Term
shall be equitably prorated. Any delay or failure by Landlord to render any bills or statements under the provisions of this <U>Article 20</U> shall not prejudice Landlord&#8217;s right thereunder to render such bills or statements for prior or
subsequent periods, provided that the statement is delivered within two (2)&nbsp;years following the end of the calendar year in which the relevant charges were incurred or otherwise payable. Any delay or failure by Landlord in making any request or
demand for any amount payable by Tenant pursuant to the provisions of this <U>Article 20</U> shall not constitute a waiver of, or in any way diminish, the continuing obligation of Tenant to make such payment. The obligations of Tenant with respect
to any payment or increase pursuant to the provisions of this <U>Article</U><U></U><U>&nbsp;20</U> shall survive the expiration or sooner termination of the Lease Term. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 21 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>BROKER </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;21.01</U>. Tenant and Landlord each represents and warrants to the other that the representing party has not
employed, dealt or negotiated with any broker in connection with this Lease, and each party shall indemnify, protect, defend and hold the other harmless from and against any and all liability, damage, cost and expense (including reasonable
attorneys&#8217; fees and disbursements) arising out of any claim for a fee or commission by any broker or other party in connection with this Lease who claims to have dealt with the representing party. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 22 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>SUBORDINATION; <FONT STYLE="white-space:nowrap">NON-DISTURBANCE</FONT> </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;22.01</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Subject to the provisions of <U>Section</U><U></U><U>&nbsp;22.06</U> below, this Lease and all of Tenant&#8217;s rights hereunder, including
Tenant&#8217;s rights under <U>Section</U><U></U><U>&nbsp;27.01</U>, are and shall be subject and subordinate to (i)&nbsp;every Underlying Lease, the rights of the Overlandlord or Overlandlords under each Underlying Lease, all mortgages heretofore
or hereafter placed on or affecting any Underlying Lease, alone or with other property, and to all advances heretofore or hereafter made under any such leasehold mortgage, and to all renewals, modifications, consolidations, replacements,
substitutions, spreaders, additions and extensions of any such leasehold mortgage, and (ii)&nbsp;any condominium plan or declaration now or hereafter affecting the Building, and any other instruments or rules and regulations promulgated in
connection therewith, and (iii)&nbsp;any reciprocal easement agreements or any other easements now or hereafter affecting the Building, and (iv)&nbsp;any Mortgage hereafter affecting the real property of which the Demised Premises form a part or any
part or parts of such real property, or such real property and other property, and to each advance made or hereafter to be made under any such Mortgage and to all renewals, modifications, consolidations, replacements, substitutions, spreaders,
additions and extensions of any such Underlying Lease or Leases and/or Mortgages. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;22.02</U>. This Lease may
be conditionally or otherwise assigned as collateral security by Landlord to a Mortgagee, which assignment may provide that, without Mortgagee&#8217;s prior written consent, Tenant and Landlord shall not (i)&nbsp;pay or accept the rent or additional
rent under the terms of this Lease for more than one month in advance of the due date of such rent or additional rent, or (ii)&nbsp;enter into an agreement to amend or modify this Lease if there shall be an unexpired term of more than one
(1)&nbsp;year thereunder, or (iii)&nbsp;voluntarily surrender the Demised Premises except pursuant to an express provision of this Lease, terminate this Lease or accelerate the Lease Term without cause, or (iv)&nbsp;authorize the Tenant to assign
this Lease or sublet the Demised Premises or any part thereof except in the manner provided under the terms of this Lease. Any agreement by Landlord to make, perform or furnish any capital improvements or services not related to the possession or
use of the Demised Premises by Tenant shall not be binding on any Mortgagee in the event of foreclosure or in the event that a Mortgagee enters upon the Demised Premises pursuant to any security instrument in connection with the mortgage loan.
Regardless of whether and to what extent Landlord may have an obligation in connection therewith, until a Mortgagee or such Mortgagee&#8217;s successor (as the case may be) shall take actual possession of the Building, such Mortgagee and such
Mortgagee&#8217;s successor shall not be responsible for any improvements, covenants, contractual obligations or services which Landlord has agreed to make, furnish or perform for Tenant under the terms of this Lease, or for the control, care or
management of the Building or any waste committed on the Building by any tenant, or for any dangerous or defective condition of the Building resulting in loss or injury or death to any tenant, licensee or stranger. As of the date hereof, no security
deposited by Tenant has been transferred to any Mortgagee, who will assume no liability for any security so deposited unless and until such Mortgagee demands the transfer of said security and assumes responsibility therefor. The provisions of this
<U>Section</U><U></U><U>&nbsp;22.02</U> shall be subject to any SNDA then in effect. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;22.03</U>. Subject to the provisions of
<U>Section</U><U></U><U>&nbsp;22.06</U> below, Tenant agrees that, unless a Mortgagee shall elect otherwise in the case of a foreclosure of such Mortgage, or unless the Overlandlord of an Underlying Lease to which this Lease is subordinate shall
elect otherwise in the case of a cancellation or a termination of such Underlying Lease, neither the cancellation nor termination of any Underlying Lease, nor any foreclosure of a Mortgage affecting the Land, Building, an Underlying Lease or the
Demised Premises, nor the institution of any suit, action, summary or other proceeding against Landlord herein or any successor landlord, shall by operation of law or otherwise result in cancellation or termination of this Lease or the obligations
of Tenant hereunder, and upon the request of the Overlandlord of such Underlying Lease, or the holder of such Mortgage, or the purchaser at a sale in foreclosure of such Mortgage, or other person who shall succeed to the interests of Landlord (which
such Overlandlord, holder, purchaser or other person is hereafter in this Section referred to as &#8220;such <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">successor-in-interest&#8221;),</FONT></FONT> Tenant covenants and agrees
to attorn to such <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">successor-in-interest</FONT></FONT> and recognize such <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">successor-in-interest</FONT></FONT> as the
landlord under this Lease. Tenant further waives the provisions of any statute or rule of law now or hereafter in effect which may give or purport to give Tenant any right of election to terminate this Lease or to surrender possession of the Demised
Premises in the event any Underlying Lease terminates or any such mortgage is foreclosed or any such proceeding is brought by any Overlandlord or the holder of any such mortgage. The provisions of this <U>Section</U><U></U><U>&nbsp;22.03</U> shall
be subject to any SNDA then in effect. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;22.04</U>. Intentionally Omitted. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;22.05</U>. If a Mortgagee or prospective mortgagee or Overlandlord or prospective Overlandlord shall request
modifications to this Lease, Tenant shall not unreasonably withhold, delay or defer Tenant&#8217;s consent thereto, provided that such modifications shall not increase the obligations of Tenant hereunder or reduce the rights of Tenant hereunder or
adversely affect the leasehold interest hereby created. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;22.06</U>. Notwithstanding anything to the contrary
contained in this <U>Article 22</U> (but subject to the provisions of this <U>Section</U><U></U><U>&nbsp;22.06</U>), this Lease shall not be subject or subordinate to any hereafter placed Mortgage or Underlying Lease, unless Tenant shall receive a <FONT
STYLE="white-space:nowrap">&#8220;non-disturbance&#8221;</FONT> agreement from the holder of any Mortgage hereafter encumbering the Land and/or the Building or from the Overlandlord of any Underlying Lease hereafter affecting the Land and/or the
Building, in such form as may be required by any such Mortgagee or Overlandlord (provided that the same shall be reasonably acceptable to Tenant), which shall provide in substance that, so long as Tenant is not in default with respect to any of
Tenant&#8217;s obligations under this Lease after notice and the expiration of the applicable cure period: (a)&nbsp;Tenant shall not be joined as a party defendant (unless required by applicable law)&nbsp;(i) in any action or proceeding which may be
instituted or taken by any Overlandlord for the purpose of terminating the Underlying Lease by reason of any default thereunder, or (ii)&nbsp;in any foreclosure action or proceeding which may be instituted by any Mortgagee, and (b)&nbsp;Tenant shall
not be evicted from the Demised Premises, nor shall Tenant&#8217;s leasehold estate or right to possession of the Demised Premises be terminated or disturbed, by reason of any default under any Underlying Lease or Mortgage. Any <FONT
STYLE="white-space:nowrap">non-disturbance</FONT> agreement may also provide that Tenant will, at the option of any Mortgagee or the Overlandlord under any Underlying Lease, either (x)&nbsp;attorn to such Mortgagee or Overlandlord and perform for
such Mortgagee&#8217;s or Overlandlord&#8217;s benefit all of the terms, covenants and conditions to be performed by Tenant under this Lease, or (y)&nbsp;enter into a new lease with the Overlandlord under the Underlying Lease or any Mortgagee or
their respective successors or assigns for the balance of the Lease Term on the same terms and conditions as are contained in this Lease. If Tenant shall not execute and deliver to a Mortgagee or Overlandlord (as the case may be) such <FONT
STYLE="white-space:nowrap">non-disturbance,</FONT> recognition and attornment agreement within twenty (20)&nbsp;days after delivery of the same to Tenant, then this Lease and all of Tenant&#8217;s rights hereunder shall nonetheless be subject and
subordinate to the relevant Mortgage or Underlying Lease. Landlord shall have no liability to Tenant if Tenant shall not receive a <FONT STYLE="white-space:nowrap">non-disturbance</FONT> agreement, nor shall the same relieve or release Tenant from
any of the obligations of Tenant under this Lease. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 23 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>ESTOPPEL CERTIFICATE </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;23.01</U>. At any time and from time to time before or during the Lease Term, Tenant shall, within ten
(10)&nbsp;Business Days after request by Landlord, execute, acknowledge and deliver to Landlord a statement in writing addressed to Landlord and/or to such other party(ies) as Landlord may designate: (i)&nbsp;certifying that this Lease is unmodified
and in full force and effect (or, if there have been modifications, that the same is in full force and effect as modified and stating the modifications), (ii) stating the dates to which the Fixed Rent, additional rent and other charges have been
paid, (iii)&nbsp;stating whether or not, to the best knowledge of the signer of such certificate, there exists any default by either party in the performance of any covenant, agreement, term, provision or condition contained in this Lease, and, if
so, specifying each such default of which the signer may have knowledge, (iv)&nbsp;setting forth the names and addresses of the shareholders of Tenant (if Tenant shall be a corporate entity) and their holdings, and (v)&nbsp;setting forth such other
information as Landlord may reasonably request concerning this Lease; it being intended that any such statement delivered pursuant to this <U>Section</U><U></U><U>&nbsp;23.01</U> may be relied upon by Landlord or by a purchaser of Landlord&#8217;s
interest, and by any mortgagee, or prospective mortgagee, of any mortgage affecting the Building or the Land, or both, and by any Overlandlord or prospective Overlandlord under any Underlying Lease affecting the Land or Building, or both, and by any
mortgagee or prospective mortgagee of any Underlying Lease. Failure by Tenant to comply with the provisions of this <U>Section</U><U></U><U>&nbsp;23.01</U> shall constitute a waiver by Tenant of any defaults on Landlord&#8217;s part under this Lease
and a waiver of enforceability by Tenant of any modification of this Lease, as against any person above described entitled to rely upon such statement, but without limiting any rights and remedies available to Landlord by reason of such failure.
</P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;23.02</U>. Landlord agrees, in connection with any proposed assignment of this Lease or subletting of the
entire Demised Premises by Tenant or a financing or sale of Tenant&#8217;s business, upon not less than ten (10)&nbsp;Business Days prior notice by Tenant, to execute, acknowledge and deliver to Tenant a statement in writing addressed to Tenant:
(i)&nbsp;certifying that this Lease is then in full force and effect and has not been modified (or if modified, setting forth all modifications), (ii) setting forth, to the best knowledge of Landlord (but without having made any independent
investigation), the date to which the Fixed Rent and Recurring Additional Rent have been paid, and (iii)&nbsp;stating whether or not, to the best knowledge of Landlord (but without having made any independent investigation), Tenant is in default
under the Lease, and, if Tenant is in default, identifying all such defaults and setting forth such other information as Tenant may reasonably request concerning this Lease. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 24 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>LEGAL PROCEEDINGS </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;24.01</U>. If Tenant or Landlord shall bring any action or suit for any relief against the other, declaratory or
otherwise, arising out of this Lease or Tenant&#8217;s occupancy of the Demised Premises, the parties hereto agree to and hereby waive any right to a trial by jury. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;24.02</U>. This Lease shall be governed in all respects by the laws of the State of New York. Each of Landlord
and Tenant hereby specifically and irrevocably consents and submits to the jurisdiction of any federal, state, county or municipal court sitting in the State of New York in any action or proceeding arising out of this Lease and/or the use and
occupancy of the Demised Premises. If Tenant at any time during the Lease Term shall not be a New York partnership, a New York corporation or otherwise qualified to do business in New York State, Tenant shall designate, in writing, an agent located
in New York County (together with such agent&#8217;s address) for service under the laws of the State of New York for the entry of a personal judgment against Tenant. Tenant, by notice to Landlord, shall have the right to change Tenant&#8217;s
designation of such agent, provided that at all such times there shall be an agent in New York County for </P>
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such service. In the event of any revocation by Tenant of such agency, such revocation shall be void and have no force or effect unless and until a new agent shall have been designated for
service and Tenant shall have notified Landlord thereof (together with such new agent&#8217;s address). If any such agency designation shall require a filing in the office of the Clerk of the County of New York, the same shall be promptly
accomplished by Tenant, at Tenant&#8217;s expense, and a certified copy thereof shall thereupon be transmitted by Tenant to Landlord. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 25 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>SURRENDER </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;25.01</U>. Tenant shall, at the expiration or sooner termination of the Lease Term (either, as applicable, being
referred to herein as the &#8220;<U>Surrender Date</U>&#8221;), quit and surrender to Landlord the Demised Premises, broom clean and in the condition required under this Lease, reasonable wear and tear excepted, and shall surrender all keys for the
Demised Premises and the Below-Grade Space to Landlord at Landlord&#8217;s address for notices, and shall inform Landlord of all combinations of locks, safes and vaults, if any, located (and permitted by Landlord to remain) in the Demised Premises
and the Below-Grade Space. Except as otherwise expressly provided elsewhere in this Lease, Tenant shall, on the Surrender Date, remove all of Tenant&#8217;s personal property and all Specialty Alterations that Tenant is obligated to remove pursuant
to the provisions of <U>Section</U><U></U><U>&nbsp;5.06</U> hereof from the Demised Premises and the Below-Grade Space and shall repair any damage to the Demised Premises and the Below-Grade Space caused by the installation and/or removal of such
property and Specialty Alterations. Any or all of such property and Specialty Alterations not so removed shall, at Landlord&#8217;s option, become the exclusive property of Landlord or be disposed of by Landlord, at Tenant&#8217;s reasonable cost
and expense, without further notice to or demand upon Tenant, and without any liability to Tenant, in connection therewith. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;25.02</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. If any floor of the Demised Premises or the Below-Grade Space, as the case may be, shall not be surrendered when aforesaid (it being agreed
and understood that, any floor shall be deemed surrendered when Tenant shall have vacated such floor even if any of Tenant&#8217;s property and/or Alterations shall remain, provided that Tenant shall have delivered a notice to Landlord advising
Landlord that Tenant has vacated the Demised Premises (or any applicable floor), which notice may be sent via email to Landlord), Tenant shall pay to Landlord as use and occupancy with respect to such floor for each month or fraction thereof during
which Tenant continues to occupy such floor of the Demised Premises or the Below-Grade Space, as the case may be, from and after the Surrender Date (the &#8220;<U>Continued Occupancy Period</U>&#8221;) an amount of money (the &#8220;<U>Occupancy
Payment</U>&#8221;) equal to: (i)&nbsp;for the first (1<SUP STYLE="font-size:75%; vertical-align:top">st</SUP>) month of any such Continued Occupancy Period, one hundred twenty-five (125%) percent of
<FONT STYLE="white-space:nowrap">one-twelfth</FONT> (1/12<SUP STYLE="font-size:75%; vertical-align:top">th</SUP>) of the annual Fixed Rent and Recurring Additional Rent due or payable by Tenant with respect to such floor during the twelve
(12)&nbsp;months immediately preceding the Surrender Date; (ii)&nbsp;for each of the second (2nd) through fifth (5th) months of any such Continued Occupancy Period, one hundred fifty (150%) percent of
<FONT STYLE="white-space:nowrap">one-twelfth</FONT> (1/12<SUP STYLE="font-size:75%; vertical-align:top">th</SUP>) of the annual Fixed Rent and Recurring Additional Rent due or payable by Tenant during the twelve (12)&nbsp;months immediately
preceding the Surrender Date, and (iii)&nbsp;thereafter, two hundred (200%) percent of <FONT STYLE="white-space:nowrap">one-twelfth</FONT> (1/12<SUP STYLE="font-size:75%; vertical-align:top">th</SUP>) of the annual Fixed Rent and Recurring
Additional Rent due or payable by Tenant during the twelve (12)&nbsp;months immediately preceding the Surrender Date. Tenant shall make the Occupancy Payment, without notice or previous demand therefor, on the first day of each and every month
during the Continued Occupancy Period. With respect to Tenant&#8217;s failure to vacate any space that is licensed to Tenant pursuant to this Lease, the reference in the definition of &#8220;Occupancy Payment&#8221; to &#8220;Fixed Rent&#8221; and
&#8220;Recurring Additional Rent&#8221; shall be deemed to refer to the license fee payable with respect to said licensed space. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. In addition to the Occupancy Payment payable per <U>Subsection 25.02A</U>, Tenant shall
also indemnify and hold Landlord harmless from and against any and all cost, expense, damage, claim, loss or liability resulting from any delay or failure by Tenant in so surrendering the Demised Premises, including, without limitation, any
consequential damages suffered by Landlord and any claims made by any succeeding tenant or occupant founded on such delay or failure, and any and all reasonable attorneys&#8217; fees, disbursements and court costs incurred by Landlord in connection
with any of the foregoing; provided that Tenant shall only be liable for any consequential damages suffered by Landlord from and after the Damages Date. For the purposes hereof, the term &#8220;<U>Damages Date</U>&#8221; shall mean the one hundred
twentieth (120<SUP STYLE="font-size:75%; vertical-align:top">th</SUP>) day after Landlord shall have delivered a notice to Tenant to the effect that Landlord has negotiated a final letter of intent or entered into a signed lease or other occupancy
agreement with a third party for all or a portion of the Demised Premises, it being agreed that Landlord may not deliver such notice earlier than thirty (30)&nbsp;days prior to the Surrender Date. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. The receipt and acceptance by Landlord of all or any portion of the Occupancy Payment shall not be deemed a waiver or acceptance by Landlord
of Tenant&#8217;s breach of Tenant&#8217;s covenants and agreements under this <U>Article</U><U></U><U>&nbsp;25</U>, or a waiver by Landlord of Landlord&#8217;s right to institute any summary holdover proceedings against Tenant, or a waiver by
Landlord of Landlord&#8217;s rights to enforce any of Landlord&#8217;s rights, or pursue any of Landlord&#8217;s remedies against Tenant in such event as provided for in this Lease or under law. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;25.03</U>. It is expressly understood and agreed that there can be no extension of the Lease Term unless said
extension is reduced to writing and agreed to by Landlord and Tenant. No verbal statement or unsigned writing shall be deemed to extend the Lease Term, and Tenant hereby agrees that any improvements Tenant shall make to the Demised Premises in
reliance upon any extension of the Lease Term given verbally or by an unsigned writing shall be at Tenant&#8217;s peril. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;25.04</U>. Tenant expressly waives, for itself and for any person claiming by, through or under Tenant, any
rights which Tenant or any such persons may have under the provisions of Section&nbsp;2201 of the New York Civil Practice Law and Rules, and of any successor law of like import then in force, in connection with any summary holdover proceedings which
Landlord may institute to enforce the provisions of this <U>Article</U><U></U><U>&nbsp;25</U>. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;25.05</U>.
Each and every one of Tenant&#8217;s obligations set forth in this <U>Article</U><U></U><U>&nbsp;25</U> shall survive the expiration or other termination of the Lease Term. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 26 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>RULES AND REGULATIONS </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;26.01</U>. Tenant and all Persons Within Tenant&#8217;s Control shall faithfully observe and comply with:
(i)&nbsp;all of the rules and regulations set forth in <U>Exhibit</U><U></U><U>&nbsp;&#8220;</U><U>F</U><U>&#8221;</U> (including <U>Exhibit </U><U>&#8220;</U><U><FONT STYLE="white-space:nowrap">F-1</FONT></U><U>&#8221;</U>) annexed hereto and made
a part hereof, and (ii)&nbsp;such additional rules and regulations as Landlord may, at any time or from time to time hereafter, reasonably make and communicate in writing to Tenant, which, in the reasonable judgment of Landlord, shall be necessary
or desirable for the reputation, safety, care or appearance of the Building and the Building Systems, or the preservation of good order therein, or the operation or maintenance of the Building and Building Systems, or the comfort of tenants or
others in the Building (collectively, the &#8220;<U>Rules and Regulations</U>&#8221;). In the case of any conflict between the provisions of this Lease and any such rules or regulations, the provisions of this Lease shall control. Nothing contained
in this Lease shall be construed to impose upon Landlord any duty or obligation to enforce the Rules and Regulations or the terms, covenants or conditions in any other lease as against any other tenant, and Landlord shall not be liable to Tenant for
violation of the same by any other tenant, or by any other tenant&#8217;s servants, employees, agents, visitors, invitees, subtenants or licensees. In the event that Tenant shall dispute the reasonableness of any additional rule or regulation
hereafter made or adopted by Landlord or Landlord&#8217;s agents, the parties hereto agree to submit the question of the reasonableness of such rule to Expedited Arbitration in accordance with the provisions of <U>Subsection 11.04B</U> above.
Landlord will enforce the Rules and Regulations in a <FONT STYLE="white-space:nowrap">non-discriminatory</FONT> manner. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 27 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>PERSONS BOUND </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;27.01</U>. The covenants, agreements, terms, provisions and conditions of this Lease shall bind and inure to the
benefit of the respective heirs, distributees, executors, administrators, successors, assigns and legal representatives of the parties hereto with the same effect as if mentioned in each instance where a party hereto is named or referred to, except
that no violation of the provisions of <U>Article</U><U></U><U>&nbsp;10</U> shall operate to vest any rights in any successor, assignee or legal representative of Tenant, and that the provisions of this <U>Article</U><U></U><U>&nbsp;27</U> shall not
be construed as modifying the conditions of limitation contained in <U>Articles</U><U></U><U>&nbsp;14</U> and <U>15</U>. The term &#8220;Landlord&#8221; as used in this Lease shall mean the Landlord at the particular time in question, and it is
agreed that the covenants and obligations of Landlord under this Lease shall not be binding upon Landlord herein named or any subsequent landlord with respect to any period subsequent to the transfer of its interest under this Lease by operation of
law or otherwise. In the event of any such transfer, the transferee shall be deemed to have assumed (subject to this <U>Article</U><U></U><U>&nbsp;27</U>) the covenants and obligations of Landlord under this Lease, and Tenant agrees to look solely
to the transferee for the performance of the obligations of Landlord hereunder, but only with respect to the period beginning with such transfer and ending with a subsequent transfer of such interest. A lease of Landlord&#8217;s interest shall be
deemed a transfer within the meaning of this <U>Article</U><U></U><U>&nbsp;27</U>. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;27.02</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Notwithstanding anything to the contrary provided or implied elsewhere in this Lease, Tenant agrees that there shall be no personal
liability on the part of Landlord arising out of any default by Landlord under this Lease, and that Tenant (and any person claiming by, through or under Tenant) shall look solely to the interest of Landlord in and to the Land and the Building and/or
the leasehold estate of Landlord therein (if applicable) (and in the and the rents, proceeds and profits therefrom (as well as any net sale, financing (of whatever type) and condemnation proceeds, arising therefrom)) for the enforcement and
satisfaction of any defaults by Landlord hereunder, and that Tenant shall not enforce any judgment or other judicial decree requiring the payment of money by Landlord against any other property or assets of Landlord, and at no time shall any other
property or assets of Landlord, or of Landlord&#8217;s principals, partners, members, shareholders, directors or officers, be subject to levy, execution, attachment or other enforcement procedure for the satisfaction of Tenant&#8217;s (or such
person&#8217;s) remedies under or with respect to this Lease, the relationship of Landlord and Tenant hereunder or Tenant&#8217;s use or occupancy of the Demised Premises; such exculpation of personal liability to be absolute and without any
exception. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Notwithstanding anything to the contrary contained in this Lease, Landlord, for itself and its successors and assigns,
agrees that no incorporator of Tenant, subscriber to Tenant&#8217;s capital stock, shareholder, employee, agent, officer or director, past, present or future, of any corporation, or any partner, member or joint venturer of any partnership, limited
liability company or joint venture that shall be Tenant hereunder shall have any personal liability for satisfaction of any claim or demand of whatsoever nature under or with respect to this Lease and no recourse shall be had by Landlord against any
of the foregoing for the satisfaction of Landlord&#8217;s (or such person&#8217;s) remedies under or with respect to this Lease, the relationship of Landlord and Tenant hereunder or Tenant&#8217;s use or occupancy of the Demised Premises. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 28 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>NOTICES </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;28.01</U>. In order for the same to be effective, each and every notice, request or demand permitted or required
to be given by the terms and provisions of this Lease, or by any Legal Requirement, either by Landlord to Tenant or by Tenant to Landlord (any of the foregoing being referred to in this <U>Article 28</U> as a &#8220;<U>Notice</U>&#8221;), shall be
given in writing, in the manner provided in this <U>Section</U><U></U><U>&nbsp;28.01</U>, unless expressly provided otherwise elsewhere in this Lease. All Notices shall be delivered by hand or by a nationally recognized overnight courier, and shall
be deemed to have been delivered on the date of receipt thereof (or the date that such receipt is refused, if applicable). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. In the case
of Notices given to Landlord, any such Notice shall be addressed as follows: ESRT <FONT STYLE="white-space:nowrap">555-557</FONT> Broadway, L.L.C., c/o ESRT Management, L.L.C., 111 West 33rd Street, 12th Floor, New York, New York 10120. Attention:
Property Manager, and with a copy to: Empire State Realty Trust, Inc., 111 West 33rd Street, New York, New York 10120, Attention: Lease Administration Department. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. In the case of Notices given to Tenant, each such Notice shall be addressed as follows: Scholastic Inc., 557 Broadway, New York, New York
10012, Attention: Jonathan Feldberg, VP, Corporate Real Estate&nbsp;&amp; Facilities, and with a copy to: Scholastic Inc., 557 Broadway, New York, New York 10012, Attention: Chris Lick, EVP and General Counsel and to: Hogan Lovells US LLP, 390
Madison Avenue, New York, New York 10017, Attention; Trevor T. Adler, Esq. Either party may, by delivery of a Notice as aforesaid, designate a different address or addresses for Notices. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 29 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>PRESS RELEASES; BRAND RESTRICTIONS </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;29.01</U>. Any press release or public disclosure, or use of any Licensed Marks shall be in accordance with the
provisions of Schedule II attached to this Lease and made a part hereof. </P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 30 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>NO WAIVER; ENTIRE AGREEMENT </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;30.01</U>. The failure of the Landlord to enforce Landlord&#8217;s rights for violation of, or to insist upon
the strict performance of any covenant, agreement, term, provision or condition of this Lease, or any of the Rules and Regulations, shall not constitute a waiver thereof, and Landlord shall have all remedies provided herein and by applicable law
with respect to any subsequent act that would have originally constituted a violation. The failure of Tenant to enforce Tenant&#8217;s rights for violation of, or to insist upon the strict performance of any covenant, agreement, term, provision or
condition of this Lease shall not constitute a waiver thereof, and (except as otherwise expressly set forth herein) Tenant shall have all remedies provided herein and by applicable law with respect to any subsequent act that would have originally
constituted a violation. The receipt by Landlord of Fixed Rent and/or additional rent with knowledge of the breach of any covenant, agreement, term, provision or condition of this Lease shall not be deemed a waiver of such breach (except if and to
the extent that Tenant&#8217;s failure to pay such Fixed Rent or additional rent shall constitute the breach or default in question). No provision of this Lease shall be deemed to have been waived by Landlord or Tenant, unless such waiver be in
writing signed by such party. Tenant and Landlord hereby expressly waive any right that such party might otherwise have to raise or assert by reason of the aforesaid failure of the other party to enforce rights, seek redress or insist upon strict
performance, or, with respect to Tenant, the aforesaid receipt by Landlord of Fixed Rent and/or additional </P>
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rent, as a basis for any defense or counterclaim in any legal, equitable or other proceeding in which such party shall seek to enforce any rights, covenants or conditions under this Lease. The
remedies provided in this Lease shall be cumulative and shall not in any way abridge, modify or preclude any other rights or remedies to which Landlord or (except as otherwise expressly set forth herein), Tenant may be entitled under this Lease, at
law or in equity. Without limiting the generality of the foregoing, Tenant expressly agrees that, upon the occurrence of an Event of Default, Landlord shall be entitled to exercise all of the rights set forth in <U>Article</U><U></U><U>&nbsp;15</U>
above (including the right to terminate this Lease), notwithstanding that this Lease provides that Landlord may cure the default or otherwise perform the obligation of Tenant that gave rise to such Event of Default, and regardless of whether
Landlord shall have effected such cure or performed such obligation. The receipt and retention by Landlord of Fixed Rent or additional rent from any person other than Tenant shall not be deemed a waiver by Landlord of any breach by Tenant of any
covenant, agreement, term, provision or condition contained in this Lease, or the acceptance of such other person as a tenant, or a release of Tenant from the further performance of the covenants, agreements, terms, provisions and conditions
contained in this Lease. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;30.02</U>. This Lease, with the schedules, riders and exhibits, if any, annexed
hereto, contains the entire agreement between Landlord and Tenant, and any agreement heretofore made shall be deemed merged herein. Any agreement hereafter made between Landlord and Tenant shall be ineffective to change, modify, waive, release,
discharge, terminate or effect a surrender or abandonment of this Lease, in whole or in part, unless such agreement is in writing and signed by the party against whom enforcement is sought. All of the schedules, riders and exhibits, if any, annexed
hereto are incorporated herein and made a part hereof as though fully set forth herein. If Tenant shall have any right to an extension or renewal of the Lease Term, or any right to lease other space from Landlord, Landlord&#8217;s exercise of
Landlord&#8217;s right to terminate this Lease shall operate, ipso facto, to terminate such renewal, extension or other right, whether or not theretofore exercised by Tenant. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;30.03</U>. No act or thing done by Landlord or Landlord&#8217;s agents during the Lease Term shall be deemed to
constitute an eviction by Landlord, or be deemed an acceptance of a surrender of the Demised Premises, and no agreement to accept such surrender shall be valid, unless in writing signed by Landlord. No employee of Landlord or of Landlord&#8217;s
agents shall have any power to accept the keys of the Demised Premises prior to the termination of this Lease. The delivery of keys to any employee of Landlord or of Landlord&#8217;s agents shall not operate as a termination of this Lease or a
surrender of the Demised Premises. In the event that Tenant at any time shall desire to have Landlord sublet the Demised Premises for Tenant&#8217;s account, Landlord or Landlord&#8217;s agents are authorized to receive said keys for such purposes
without releasing Tenant from any of Tenant&#8217;s obligations under this Lease, and Tenant hereby relieves Landlord of any liability for loss of or damage to any of Tenant&#8217;s property in connection with such subletting. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 31 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>MISCELLANEOUS PROVISIONS; DEFINITIONS </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.01</U>. Tenant represents that Tenant has inspected the Demised Premises, and agrees to take same in its
existing condition &#8220;as is&#8221; and &#8220;where is&#8221; on the Commencement Date, subject to Landlord&#8217;s performance of Landlord&#8217;s Work, the Security Modifications and Installations and any Landlord obligations with respect to a
fire or other casualty that occurred prior to the Commencement Date. The taking of possession of the Demised Premises by Tenant shall be deemed conclusive evidence that Tenant accepts the same &#8220;as is&#8221; and &#8220;where is&#8221;, and that
the Demised Premises and the Building are in good and satisfactory condition, subject to Landlord&#8217;s performance of Landlord&#8217;s Work and any Landlord obligations with respect to a fire or other casualty that occurred prior to the
Commencement Date. Tenant agrees that neither Landlord, nor any broker, agent, employee or representative of Landlord nor any other party, has made, and Tenant does not rely on, any representations, warranties or promises with respect to the
Building, the Land, the Demised Premises or this Lease, except as herein expressly set forth, and no rights, easements or licenses are acquired by Tenant by implication or otherwise except as expressly set forth in the provisions of this Lease.
Landlord makes no representation as to the design, construction, development or use of the Land or Building, except as may be expressly set forth in this Lease. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">73 </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.02</U>. The Table of Contents and Article headings of this
Lease are included for convenience only, and shall not limit or define the meaning or content hereof. All pronouns and any variations thereof shall be deemed to refer to the masculine, feminine, neuter, singular or plural, as the identity of the
person or persons may require. The terms &#8220;herein,&#8221; &#8220;hereof&#8221; and &#8220;hereunder,&#8221; and words of similar import, shall be construed to refer to this Lease as a whole, and not to any particular Article or Section, unless
expressly so stated. The term &#8220;and/or&#8221;, when applied to two or more matters or things, shall be construed to apply to any one or more or all thereof as the circumstances warrant at the time in question. The term
&#8220;<U>Person</U>&#8221; shall mean any natural person or persons, a partnership, a corporation, and any other form of business or legal association or entity, unless expressly otherwise stated. An &#8220;<U>Affiliate</U>&#8221; means, as to any
person or entity, any other person or entity which controls or is controlled by, or is under common control with, such person or entity, with the word &#8220;control&#8221; (and, correspondingly, &#8220;controlled by&#8221; and &#8220;under common
control with&#8221;), as used with respect to any person or entity, meaning the possession of the power to direct or cause the direction of the management and policies of such person. The rule of &#8220;ejusdem generis&#8221; shall not apply in or
to the construction of any term of this Lease. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.03</U>. If the term &#8220;Tenant&#8221;, as used in this
Lease, refers or shall refer to more than one person, then, as used in this Lease, said term shall be deemed to include all of such persons or any one of them. If any of the obligations of Tenant under this Lease is or shall be guaranteed, the term
&#8220;Tenant&#8221; as used in <U>Article</U><U></U><U>&nbsp;14</U> shall be deemed to mean the Tenant and the guarantor, or either of them. If this Lease shall have been assigned, then for purposes of <U>Article</U><U></U><U>&nbsp;14</U>, the term
&#8220;Tenant&#8221; shall be deemed to mean the assignee. The term &#8220;Tenant&#8221; shall mean the Tenant herein named or any assignee or other
<FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">successor-in-interest</FONT></FONT> (immediate or remote) of the Tenant herein named, which at the time in question is the owner of the Tenant&#8217;s estate and interest granted by
this Lease; but the foregoing provisions of this <U>Section</U><U></U><U>&nbsp;31.03</U> shall not be construed to permit any assignment of this Lease or to relieve the Tenant herein named or any assignee or other <FONT STYLE="white-space:nowrap"><FONT
STYLE="white-space:nowrap">successor-in-interest</FONT></FONT> (whether immediate or remote) of the Tenant herein named from the full and prompt payment, performance and observance of each and every one of the covenants, obligations and conditions
to be paid, performed and observed by Tenant under this Lease. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.04</U>. This Lease and all rights of
Tenant thereunder are and shall be subject and subordinate in all respects to any condominium plan or declaration hereafter affecting the Building or the Demised Premises, and any other instruments or rules and regulations promulgated in connection
therewith (each, a &#8220;<U>Declaration</U>&#8221;) that is or shall be recorded in order to convert the Land and the improvements erected thereon to a condominium form of ownership in accordance with the provisions of Article <FONT
STYLE="white-space:nowrap">9-B</FONT> of the Real Property Law, or any successor thereto, or any reciprocal easement agreements or any other easements now or hereafter affecting the Building or the Demised Premises that do not include terms that
increase Tenant&#8217;s obligations beyond a <I>de minimis</I> extent (or in the case of Tenant&#8217;s monetary obligations, to any extent) or decrease Tenant&#8217;s rights beyond a <I>de minimis</I> extent, or adversely affect the leasehold
interest thereby created (each, an &#8220;<U>REA</U>&#8221;), provided that such association or board of managers, or REA holders, as applicable, covenant in writing not to disturb Tenant under the terms of the Declaration or REA (as applicable). If
any such Declaration or REA is to be recorded, Tenant, upon the request of Landlord, shall enter into an amendment of this Lease confirming such subordination and modifying this Lease in such respects as shall be reasonably necessary to conform to
such Declaration or REA (subject to the provisions of this <U>Section</U><U></U><U>&nbsp;31.04</U>), including appropriate adjustments to Tenant&#8217;s Proportionate Share, and appropriate reductions in the Base Tax Amount, and provided that
(i)&nbsp;such amendment shall not reduce Tenant&#8217;s rights or increase Tenant&#8217;s obligations under this Lease (in either case other than in a <I>de minimis</I> manner, or with respect to Tenant&#8217;s monetary obligations, in any manner),
and (ii)&nbsp;no amount payable by Tenant shall exceed the amount that would have been payable by Tenant had such Declaration or REA and modification of this Lease had not occurred. In the case of such a transfer, and to the extent applicable, the
definitions of Land and Building, as used in this Lease, shall be deemed modified to thereafter refer only to such portions of the Land and Building as are then owned by Landlord and any affiliate, subsidiary or parent of Landlord. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">74 </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.05</U>. Landlord and Tenant (on behalf of itself and any
subtenant) each agrees that venue shall lie in New York County. Tenant (on behalf of itself and any subtenant) and Landlord further waive any and all rights to commence any such action or proceeding against the other party before any other court.
</P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.06</U>. The submission of this Lease to Tenant or Landlord shall not be construed as an offer, nor shall
Tenant have any rights or obligations with respect thereto or the Demised Premises, unless and until Landlord and Tenant shall each have executed a counterpart of this Lease and delivered the same to the other. Until such execution and delivery, any
action taken or expense incurred by either party in connection with this Lease or the Demised Premises shall be solely at such party&#8217;s own risk and account. This Lease may be executed in several counterparts, including via DocuSign, all of
which together shall constitute one agreement binding on all parties hereto, notwithstanding that all of the parties have not signed the same counterpart. PDF signatures transmitted by <FONT STYLE="white-space:nowrap">e-mail</FONT> shall be deemed
to be originals. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.07</U>. This Lease shall not be recorded, but, at the written request of Tenant, the
parties shall execute and record a memorandum of lease, and any transfer or other forms that need to be filed with such memorandum of lease (each to be prepared by and at Tenant&#8217;s expense) with the City Register of the City of New York for the
County of New York, in form reasonably acceptable to Landlord, which such form shall be limited to the lease name, parties and date, the Demised Premises and the Building, the Commencement Date, the Expiration Date and if there are any renewal
options. Tenant shall bear the cost and expense of any state and local documentary stamp, recording or similar taxes, payable to record same and any state and local transfer taxes that may be payable in connection with this Lease. During the last
six (6)&nbsp;months of the Lease Term, or at any time after the expiration or earlier termination of this Lease, upon written request by Landlord, Tenant shall execute and deliver to Landlord a termination of memorandum of lease, in recordable form,
together with any other instrument or document as shall be required in order to record such termination of memorandum of lease in the Office of the City Register of New York County (collectively, the &#8220;<U>Memo Termination Documents</U>&#8221;),
and Landlord may, at its sole cost and expense record such instrument; but the failure of either party to execute and deliver such instrument shall not prevent or affect the termination of this Lease or serve to reinstate this Lease. Tenant hereby
irrevocably constitutes and appoints Landlord (and any partner or officer of Landlord) as Tenant&#8217;s agent and <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">attorney-in-fact</FONT></FONT> (coupled with an interest) to execute
on Tenant&#8217;s behalf and file any Memo Termination Documents in the event that Tenant fails to deliver the same to Landlord. The terms of this <U>Section</U><U></U><U>&nbsp;31.07</U> shall survive the expiration or earlier termination of this
Lease. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.08</U>. This Lease shall be governed exclusively by (i)&nbsp;the provisions hereof, without the
aid of any canon, custom or rule of law requiring or suggesting construction against the party drafting or causing the drafting of the provision in question, and (ii)&nbsp;the internal laws of the State of New York as the same may from time to time
exist, without giving effect to the principles of conflicts of laws. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.09</U>. There shall be no merger of
this Lease, or the leasehold estate created by this Lease, with any other estate or interest in the Demised Premises, or any part thereof, by reason of the fact that the same person may acquire or own or hold, directly or indirectly, (i)&nbsp;this
Lease or the leasehold estate created by this Lease, or any interest in this Lease or in any such leasehold estate, and (ii)&nbsp;any such other estate or interest in the Demised Premises or any part thereof; and no such merger shall occur unless
and until all persons having an interest (including a security interest) in (a)&nbsp;this Lease or the leasehold estate created by this Lease and (b)&nbsp;any such other estate or interest in the Demised Premises, or any part thereof, shall join in
a written instrument effecting such merger and shall duly record the same. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">75 </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.10</U>. If either party is a corporation, such party
represents and warrants that such party is a duly incorporated or duly qualified (if foreign) corporation and is authorized to do business in the State of New York; and that each person executing this Lease on behalf of such party is an officer or
authorized signatory of such party, and the person executing this Lease on behalf of such party is duly authorized to execute, acknowledge and deliver this Lease to Landlord or Tenant, as applicable. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.11</U>. Except if and to the extent otherwise expressly provided elsewhere in this Lease, the terms
&#8220;<U>Landlord shall have no liability to Tenant</U>,&#8221; or &#8220;the same shall be without liability to Landlord,&#8221; or &#8220;without incurring any liability to Tenant therefor,&#8221; or words of similar import, shall mean that
Tenant shall not be entitled to terminate this Lease, or to claim actual or constructive eviction (partial or total), or to receive any abatement or diminution of rent, or to be relieved in any manner of any of Tenant&#8217;s other obligations
hereunder, or to be compensated for loss or injury suffered, or to enforce any other right or kind of liability whatsoever against Landlord under or with respect to this Lease or with respect to Tenant&#8217;s use or occupancy of the Demised
Premises. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.12</U>. If, under the terms of this Lease, Landlord or Tenant shall be obligated to pay to the
other party any amount of money (other than Fixed Rent), and no payment period therefor is specified, such party shall pay to the other party the amount due within thirty (30)&nbsp;days after written notice thereof from the other party. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.13</U>. Time shall be of the essence with respect to the exercise of any option granted to Tenant pursuant to
this Lease, including, without limitation, as set forth in <U>Articles 34</U>, <U>35</U> and <U>36</U> hereof. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.14</U>. If any sales or other tax shall be due or payable with respect to any cleaning or other service which
Tenant obtains or contracts for directly from any third party or parties, Tenant shall file any required tax returns and shall pay any such tax. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.15</U>. Tenant acknowledges and agrees that Tenant has no rights to any development rights, &#8220;air
rights&#8221; or comparable rights appurtenant to the Land and the Building, and consents, without further consideration, to any utilization of such rights by Landlord, and agrees to promptly execute and deliver any instruments which may be
requested by Landlord, including instruments merging zoning lots, evidencing such acknowledgment and consent. The provisions of this <U>Section</U><U></U><U>&nbsp;31.15</U> shall be deemed to be and shall be construed as an express waiver by Tenant
of any interest Tenant may have as a &#8220;party in interest&#8221; (as such quoted term is defined under the definition of &#8220;Zoning Lot&#8221; in <FONT STYLE="white-space:nowrap">Section&nbsp;12-10</FONT> of the Zoning Resolution of the City
of New York) in the Land and/or the Building. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.16</U>. This Lease shall not be deemed or construed to
create or establish any relationship of partnership or joint venture or similar relationship or arrangement between Landlord or Tenant. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.17</U>. For the purposes of this Lease (including all of the schedules, riders and exhibits, if any, annexed
to this Lease), the terms set forth below shall have the definitions which immediately follow such terms, and such definitions are hereby incorporated into this Lease wherever used: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Alterations</B> - The term &#8220;<U>Alterations</U>&#8221; shall mean and include all installations, changes, alterations, restorations,
renovations, decorations, replacements, additions, improvements and betterments made in or to the Demised Premises or the Building by or on behalf of Tenant (or any affiliate, parent or subsidiary of Tenant) or any Person claiming by through or
under Tenant (other than Landlord). In no event shall Landlord&#8217;s Work or the Security Modifications and Installations be deemed Alterations hereunder. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">76 </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Authorized Use</B> - The &#8220;<U>Authorized Use</U>&#8221; shall be for executive,
administrative and general business offices, and other ancillary uses thereto (including, without limitation, a recording studio subject to the last sentence herein, product testing labs, dining facility or cafeteria, full cooking kitchen, fitness
facility and one or more executive bathrooms, conference rooms, data room, typical office pantries and the sale of snack foods, beverages and other convenience items to Tenant&#8217;s employees and guests by vending machines and Tenant Events), in
each case, subject to the provisions of this Lease, Legal Requirements and the existing certificate of occupancy for the Building. If Tenant installs a recording studio following the Commencement Date (it being agreed that the &#8220;whisper
booths&#8221; existing as of the Commencement Date shall not be deemed to be recording studios), Tenant shall install the same in a manner that prevents noise or vibrations from being felt or heard outside of the Demised Premises at volume and/or
vibration levels that disturb other occupants of the Building or the common areas and lobbies of the Building. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>CPI </B>-
&#8220;<U>CPI</U>&#8221; shall mean the Consumer Price Index for All Urban Consumers (&#8220;<U><FONT STYLE="white-space:nowrap">CPI-AUC</FONT></U>&#8221;), New York, New York-Northeastern New Jersey, All Items (1982-1984=100), issued and published
by the Bureau of Labor Statistics of the United States Department of Labor. In the event that <FONT STYLE="white-space:nowrap">CPI-AUC</FONT> ceases to use a <FONT STYLE="white-space:nowrap">1982-84</FONT> base rate of 100 as the basis of
calculation, then the <FONT STYLE="white-space:nowrap">CPI-AUC</FONT> shall be adjusted to the figure that would have been arrived at had the manner of computing the <FONT STYLE="white-space:nowrap">CPI-AUC</FONT> in effect at the date of this Lease
not been altered. If <FONT STYLE="white-space:nowrap">CPI-AUC</FONT> is not available or may not lawfully be used for the purposes herein stated, the term &#8220;Consumer Price Index&#8221; shall mean (i)&nbsp;a successor or substitute index to <FONT
STYLE="white-space:nowrap">CPI-AUC,</FONT> appropriately adjusted; or (ii)&nbsp;if such a successor or substitute index is not available or may not lawfully be used for the purposes herein stated, a reliable governmental or other <FONT
STYLE="white-space:nowrap">non-partisan</FONT> publication, selected by Tenant and approved by Landlord (which approval shall not be unreasonably withheld or delayed), evaluating the information theretofore used in determining <FONT
STYLE="white-space:nowrap">CPI-AUC.</FONT> </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Disabilities Act </B>&#8211; &#8220;<U>Disabilities Act</U>&#8221; shall mean,
collectively, The Americans with Disabilities Act of 1990, Public Law <FONT STYLE="white-space:nowrap">101-336,</FONT> 42 U.S.C. &#167;&nbsp;12101 et seq. and Local Law 58 of 1988, each as modified and supplemented from time to time, together with
all regulations promulgated in connection therewith. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Include</B> and <B>Including</B> - The terms &#8220;<U>include</U>&#8221; and
&#8220;<U>including</U>&#8221; shall each be construed as if followed by the phrase &#8220;without being limited to&#8221;. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Insurance
Boards</B> - The term &#8220;<U>Insurance Boards</U>&#8221; shall mean and include the National Board of Fire Underwriters and the Insurance Services Office, and any other local or national body having similar jurisdiction or establishing insurance
premium rates. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Land</B> - The &#8220;<U>Land</U>&#8221; shall mean the real property described in <U>Exhibit &#8220;D&#8221;</U>
annexed hereto. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Legal Requirements</B> - The term &#8220;<U>Legal Requirements</U>&#8221; shall mean and include all laws, orders,
ordinances, directions, notices, rules and regulations of the federal government and of any state, county, city, borough and municipality, and of any division, agency, subdivision, bureau, office, commission, board, authority and department thereof,
and of any public officer or official and of any quasi-governmental officials and authorities having or asserting jurisdiction over the Land, the Building and/or the Demised Premises, including any requirements imposed by the Occupational Safety and
Health Administration, and all Legal Requirements then in effect relating to asbestos and to access for the handicapped or disabled, and the Disabilities Act. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Mortgage</B> - The term &#8220;<U>Mortgage</U>&#8221; shall mean any existing or future mortgage and/or security deed affecting the Land
and/or the Building, alone or with other property, as the same may from time to time be amended, modified, renewed, consolidated, substituted, spread, added to, extended and/or replaced. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Mortgagee</B> - The term &#8220;<U>Mortgagee</U>&#8221; shall mean the mortgagee under, and/or the holder of, any Mortgage. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Overlandlord</B> - The term &#8220;<U>Overlandlord</U>&#8221; shall mean the landlord under any Underlying Lease. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">77 </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Persons Within Tenant&#8217;s Control</B> - The term &#8220;<U>Persons Within
Tenant&#8217;s Control</U>&#8221; shall mean and include Tenant, all of Tenant&#8217;s subtenants and assignees, and all of their respective principals, officers, agents, contractors, servants, employees, licensees, guests and invitees. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Persons Within Landlord&#8217;s Control</B> - The term &#8220;<U>Persons Within Landlord&#8217;s Control</U>&#8221; shall mean and include
Landlord, and all of Landlord&#8217;s principals, officers, agents, contractors, servants, employees and licensees (but only if and to the extent that such persons shall be involved with the ownership, operation or management of the Building), but
shall not include any tenants in the Building or such principals, officers, agents, contractors, servants, employees or licensees of Landlord whose presence in the Building shall not be related to the ownership, operation or management thereof. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Recurring Additional Rent</B> - The term &#8220;<U>Recurring Additional Rent</U>&#8221; shall mean all additional rent payable by Tenant
pursuant to <U>Articles 19</U> and <U>20</U> of this Lease. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Repairs</B> - The term &#8220;<U>Repairs</U>&#8221; shall mean and include
repairs, restorations and replacements. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Tenant Leasing Requirement</B> &#8211; The term &#8220;<U>Tenant Leasing
Requirement</U>&#8221; shall mean that Tenant (and any Desk Sharing Entities and the Caf&eacute; Operator) shall occupy for the conduct of business at least the eighth (8<SUP STYLE="font-size:75%; vertical-align:top">th</SUP>) through twelfth (12<SUP
STYLE="font-size:75%; vertical-align:top">th</SUP>) floors of the Building consisting of the Demised Premises; <U>provided</U>, <U>however</U>, that the Tenant Leasing Requirement shall be deemed satisfied even if (i)&nbsp;Tenant (and any Desk
Sharing Entities and the Caf&eacute; Operator) is temporarily unable to operate its business in the Demised Premises or a portion thereof due to repairs and maintenance, Legal Requirements, a Force Majeure Event, a casualty or condemnation), and
(ii)&nbsp;Tenant shall have subleased and/or sublicensed any of such floors to one or more occupants in accordance with the provisions of this Lease, provided that (x)&nbsp;the term of each such sublease and/or sublicense shall not exceed three
(3)&nbsp;years in the aggregate (with no right to renew or extend), (y) upon the expiration of each such sublease and/or sublicense, at least three (3)&nbsp;years will remain in the Lease Term, and (z)&nbsp;such subtenants or sublicensees shall not
occupy more than two (2)&nbsp;full floors of the Demised Premises. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman"><B>Underlying Lease</B> - The term &#8220;<U>Underlying
Lease</U>&#8221; shall mean any present or future ground or overriding or underlying lease and/or grant affecting the Land, the Building and/or the Demised Premises, as the same may from time to time be amended, modified, renewed, extended and/or
replaced. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.18</U>. As an inducement to each of the parties to enter into this Lease, each party hereby
represents and warrants to the other that: (i)&nbsp;the representing party is not, nor is the representing party owned or controlled directly or indirectly by, any person, group, entity or nation named on any list issued by the Office of Foreign
Assets Control of the United States Department of the Treasury (&#8220;<U>OFAC</U>&#8221;) pursuant to Executive Order 13224 or any similar list or any law, order, rule or regulation or any Executive Order of the President of the United States as a
terrorist, &#8220;Specially Designated National and Blocked Person&#8221; or other banned or blocked person (with any such person, group, entity or nation being hereinafter referred to as a &#8220;<U>Prohibited Person</U>&#8221;); (ii) the
representing party is not (nor is it owned or controlled, directly or indirectly, by any person, group, entity or nation that is) acting directly or indirectly for or on behalf of any Prohibited Person; and (iii)&nbsp;from and after the effective
date of the above-referenced Executive Order, the representing party (and any person, group, or entity that the representing party controls, directly or indirectly) has not conducted nor will conduct business nor has engaged nor will engage in any
transaction or dealing with any Prohibited Person in violation of the U.S. Patriot Act or any OFAC rule or regulation, including any assignment of this Lease or any subletting of all or any portion of the Demised Premises, or permitting the Demised
Premises or any portion thereof to be used or occupied (on a permanent, temporary or transient basis), or the making or receiving of any contribution of funds, goods or services, to or for the benefit of a Prohibited Person in violation of the U.S.
Patriot Act or any OFAC rule or regulation. In connection with the foregoing, it is expressly understood and agreed that (x)&nbsp;any breach by the representing party of the foregoing representations and warranties shall be deemed a default by the
representing party, </P>
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and (y)&nbsp;the representations and warranties contained in this subsection shall be continuing in nature and shall survive the expiration or earlier termination of this Lease. Tenant
acknowledges that shares of Landlord&#8217;s parent company, Empire State Realty Trust, Inc. and/or certain of its Affiliates or related entities (collectively, &#8220;<U>Landlord&#8217;s Affiliates</U>&#8221;), are owned by members of the public.
Accordingly, notwithstanding the foregoing, Landlord&#8217;s representations and warranties set forth in this <U>Section</U><U></U><U>&nbsp;31.18</U> are not applicable to shares or interests in Landlord&#8217;s Affiliates which are owned directly
or indirectly by members of the public. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.19</U>. Intentionally Omitted. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.20</U>. Intentionally Omitted </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.21</U>. Tenant reserves the right to accept deliveries through the Mercer Lobby. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.22</U>. Wherever in this Lease Landlord has agreed that its consent or approval shall not be unreasonably
withheld, Landlord shall also be deemed to have agreed not to unreasonably delay or condition such consent or approval. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.23</U>. Landlord shall provide sufficient vertical riser space for Tenant&#8217;s voice and data
requirements, connecting the Demised Premises to (a)&nbsp;the Building point of entry room(s); and the Building switch gear and Tenant&#8217;s emergency power and UPS systems (if required). Landlord agrees that Landlord shall not, at any time during
the Lease Term, reduce the amount of vertical riser space to an amount less than Tenant utilizes as of the Commencement Date. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.24</U>. Intentionally Omitted.. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.25</U>. During the Lease Term and subject to the terms of applicable Legal Requirements, neither Landlord,
Tenant nor any their respective employees, representatives, agents or consultants shall publicize, advertise or otherwise disclose to third parties any of the terms and conditions of this Lease without the prior written consent of the other party,
except to the extent that such information is already in the public domain (other than by reason of a violation of this <U>Section</U><U></U><U>&nbsp;31.25</U>) or if disclosure thereof shall be required to be made (a)&nbsp;to any actual or
prospective lenders, insurers, underwriters, investors, purchasers, Mortgagees, Overlandlords, tenants, assignees or subtenants (or any of their respective employees, representatives, agents or consultants), unless and to the extent that any such
parties are informed by Landlord or Tenant (as the case may be) of the confidential nature of this Lease in accordance with the provisions of this <U>Section</U><U></U><U>&nbsp;31.25</U>, (b) by Legal Requirements, including public disclosure to the
Securities and Exchange Commission or other applicable securities laws, (c)&nbsp;in any arbitration or litigation between the parties regarding the subject matter hereof, (d)&nbsp;to any governmental agency providing to Landlord and/or Tenant
business incentives, (e)&nbsp;to the partners, members, managers, directors and officers of Landlord and Tenant, to the property manager of the Building, as well as such parties&#8217; legal counsel, accountants and other consultants who need to
know such information for the purpose of complying with the terms and conditions hereof, or (f)&nbsp;in Landlord&#8217;s or Tenant&#8217;s financial statements as shall be required by GAAP. Landlord and Tenant each acknowledge that a breach or
threatened breach of this section will cause irreparable injury and damage to the <FONT STYLE="white-space:nowrap">non-disclosing</FONT> party, and, therefore, agrees that, in addition to any other remedies that may be available to the <FONT
STYLE="white-space:nowrap">non-disclosing</FONT> party, the <FONT STYLE="white-space:nowrap">non-disclosing</FONT> party shall be entitled to an injunction and/or other equitable relief (without the requirement of posting a bond or other security)
as a remedy for a breach or threatened breach of this <U>Section</U><U></U><U>&nbsp;31.25</U> and to secure its enforcement. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.26</U> Landlord may not relocate Tenant at any time during the Lease Term. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.27</U> Landlord shall cause the Building to be operated and
maintained by an experienced building management company with at least five (5)&nbsp;years&#8217; experience in managing Comparable Buildings in New York City, which may be affiliated with Landlord, or any owners of any units at the condominium at
the Building, if applicable (or any of their respective members or partners). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.28</U> Landlord covenants
and agrees that for so long as Tenant leases at least the 11<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> and 12th floors of the Building, Landlord shall not modify or install any equipment, mechanical spaces or other functional spaces
above the 11<SUP STYLE="font-size:75%; vertical-align:top">th </SUP>floor of the Building or on the roof of the Building that would impact Tenant&#8217;s use of (including by causing any unreasonable noise or vibrations that is reasonably likely to
cause a material adverse effect on such use), or view from, the 11<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> floor of the Building. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;31.29</U> Tenant shall have the right without the consent of Landlord to refer to the Building and use images of
the exterior of the Building in any advertisement or publication, provided that Tenant shall not sell images of the exterior of the Building. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 32 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>INABILITY TO PERFORM; SEVERABILITY </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;32.01</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. As used in this Lease: (x) &#8220;<U>Force Majeure Events</U>&#8221; means, collectively: (1)&nbsp;strikes, lockouts or labor troubles,
(2)&nbsp;governmental preemption or governmental shutdowns of business in connection with a national emergency, (3)&nbsp;work stoppages, labor shortages or other delays due to pandemics or other unforeseen circumstances, (4)&nbsp;conditions of
supply and demand of materials which prevent or delay construction and which are affected by war, pandemic, civil unrest or other international, national, state or municipal emergency or other cause, (5)&nbsp;act of God, (6)&nbsp;Pandemic Events, or
(7)&nbsp;any other cause, similar or dissimilar, beyond the reasonable control of either party; and (y) &#8220;<U>Pandemic Events</U>&#8221; shall mean (1)&nbsp;governmental shutdowns of business in the SoHo areas of Manhattan in connection with the
occurrence of a pandemic, or (2)&nbsp;the issuance of <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">&#8220;shelter-in-place&#8221;</FONT></FONT> orders affecting the New York City metropolitan area by one or more governmental
authorities due to the occurrence of a pandemic. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Neither party shall have any liability to the other on account of its inability to
timely fulfill any of its obligations under this Lease as a result of the occurrence of one or more Force Majeure Events. Notwithstanding the foregoing, Force Majeure Events shall not excuse the financial obligations of the parties hereunder. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;32.02</U>. If any provision of this Lease or the application thereof to any person or circumstance shall be
determined by a court of competent jurisdiction to be invalid or unenforceable, the remaining provisions of this Lease or the application of such provision to persons or circumstances other than those to which it is held invalid or unenforceable
shall not be affected thereby, and shall be valid and enforceable to the fullest extent permitted by law. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;32.03</U>. Each covenant, agreement, obligation and/or other provision of this Lease on Tenant&#8217;s part to
be performed shall be deemed and construed as a separate and independent covenant of Tenant, and not dependent on any other provision of this Lease. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 33 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>RENEWAL OPTION </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;33.01</U>. Subject to the provisions of this <U>Article 33</U>, provided that (i)&nbsp;Scholastic is Tenant
under this Lease, and (ii)&nbsp;Scholastic shall then be occupying at least two (2)&nbsp;full floors of the Demised Premises for the conduct of its business, Tenant shall have (x)&nbsp;two (2) consecutive options (respectively, the &#8220;<U>First
Renewal Option</U>&#8221; and the &#8220;<U>Second Renewal Option</U>&#8221;, which shall be hereinafter referred to collectively as the &#8220;<U>Renewal Options</U>&#8221;) to extend the term of this Lease for two (2)&nbsp;consecutive renewal
terms of ten (10)&nbsp;years each, in each case, with respect to all or a portion of the then-existing Demised Premises (as and to the extent expressly provided in <U>Section</U><U></U><U>&nbsp;33.02</U> below). For purposes of this <U>Article
33</U>, Tenant shall be deemed to be occupying the Demised Premises for the conduct of its business even if Tenant is temporarily unable to operate its business in the Demised Premises or a portion thereof due to repairs and maintenance, Legal
Requirements, a Force Majeure Event, a casualty or condemnation. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. The term of the First Renewal Option (the &#8220;<U>First Renewal
Term</U>&#8221;) shall commence at midnight on the day following the Expiration Date, and shall expire at 11:59 PM on the tenth (10<SUP STYLE="font-size:75%; vertical-align:top">th</SUP>) anniversary of the Expiration Date or upon such earlier date
upon which this Lease may be terminated as provided elsewhere in this Lease. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. The term of the Second Renewal Option (the
&#8220;<U>Second Renewal Term</U>&#8221;, and together with the First Renewal Term, each a &#8220;<U>Renewal Term</U>&#8221;) shall commence at midnight on the day following the expiration date of the First Renewal Term, and shall expire at 11:59 PM
on the tenth (10<SUP STYLE="font-size:75%; vertical-align:top">th</SUP>) anniversary of the last day of the First Renewal Term or upon such earlier date upon which this Lease may be terminated as provided elsewhere in this Lease. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;33.02</U>. The Renewal Options may be exercised only by Tenant giving Landlord written notice (the
&#8220;<U>Renewal Notice</U>&#8221;) of Tenant&#8217;s intention to renew this Lease pursuant to this <U>Article 33</U>: (a) in the case of the First Renewal Term, not earlier than twenty-four (24)&nbsp;months prior to the Expiration Date and not
later than eighteen (18)&nbsp;months prior to the Expiration Date (except as set forth in <U>Section</U><U></U><U>&nbsp;35.04B</U>), and (b)&nbsp;in the case of the Second Renewal Term, not earlier than twenty-four (24)&nbsp;months prior to the last
day of the First Renewal Term and not later than eighteen (18)&nbsp;months prior to the last day of the First Renewal Term (except as set forth in <U>Section</U><U></U><U>&nbsp;35.04B</U>), and in each such case, such Renewal Notice shall be deemed
properly given only if, on the date that Tenant shall exercise each Renewal Option (the &#8220;<U>Exercise Date</U>&#8221;): (i) this Lease shall not have expired by its terms or have been previously terminated or canceled, and shall be in full
force and effect, (ii)&nbsp;Tenant shall set forth in such Renewal Notice the portion of the Demised Premises for which Tenant intends to renew this Lease provided that (a)&nbsp;Tenant must renew this Lease with respect to at least two
(2)&nbsp;contiguous floors, starting either at the bottom of the stack (i.e., floors 6 and 7) or the top of the stack (i.e., floors 11 and 12), and (b)&nbsp;if Tenant desires to renew this Lease with respect to more than two (2)&nbsp;floors, Tenant
may add additional floors of the Demised Premises on a contiguous <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">floor-by-floor</FONT></FONT> basis, but if Tenant elects to renew this Lease with respect to the 11th and 12th
floors, then Tenant must also renew this Lease with respect to at least the 8th, 9th and 10th floors, and (iii)&nbsp;no Event of Default has occurred that is then continuing. Time shall be strictly of the essence with respect to the giving of each
Renewal Notice by Tenant to Landlord. If Tenant shall so elect to renew this Lease with respect to only a portion of the Demised Premises (subject to the conditions set forth in this paragraph), then the Lease Term shall expire with respect to such
portion of the Demised Premises that Tenant did not elect to include in its Renewal Notice, as of the Expiration Date or as of the last day of the then current Renewal Term, as the case may be. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;33.03</U>. If Tenant shall exercise a Renewal Option in accordance with the provisions of this <U>Article
33</U>, the provisions of Schedule II attached hereto and made a part hereof shall apply. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;33.04</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. The term &#8220;<U>Market Value Rent</U>&#8221; shall mean the annual fair market rental value of the Demised Premises as of the
Determination Date, taking into consideration all relevant economic factors. For purposes hereof, the &#8220;<U>Determination Date</U>&#8221; shall mean the day immediately following the applicable Expiration Date. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. The initial determination of Market Value Rent shall be made by Landlord. Landlord shall
give notice (the &#8220;<U>MVR Notice</U>&#8221;) to Tenant of Landlord&#8217;s initial determination of the Market Value Rent at least nine (9)&nbsp;months prior to the then-current Expiration Date. Notwithstanding that the relevant Determination
Date shall not yet have occurred, such initial determination of Market Value Rent shall be final and binding in fixing the Market Value Rent, unless, within forty-five (45)&nbsp;days after Landlord shall have given the MVR Notice to Tenant, Landlord
shall receive a notice from Tenant (the &#8220;<U>MVR Objection Notice</U>&#8221;): (i) advising Landlord that Tenant disagrees with the initial determination of Market Value Rent set forth in the MVR Notice, and (ii)&nbsp;proposing a specific
alternative Market Value Rent, which shall have been determined in good faith by Tenant. If Landlord and Tenant shall fail to agree upon the Market Value Rent within thirty (30)&nbsp;days after Landlord shall have received the MVR Objection Notice,
then Landlord and Tenant each shall give notice to the other setting forth the name and address of an arbitrator designated by the party giving such notice. If either party shall fail to give notice of such designation within ten (10)&nbsp;days,
then the first arbitrator chosen shall make the determination alone by choosing either Landlord&#8217;s initial determination of Market Value Rent set forth in the MVR Notice or the Tenant&#8217;s determination of Market Value Rent set forth in the
MVR Objection Notice, whichever notice the arbitrator determines most closely matches actual Market Value Rent, and give notice thereof to Landlord and Tenant thereof. Such first arbitrator&#8217;s determination shall be final and binding upon
Landlord and Tenant. If two arbitrators shall have been designated, such two arbitrators shall, within thirty (30)&nbsp;days following the designation of the second arbitrator, make their determinations of Market Value Rent in writing by choosing
either Landlord&#8217;s initial determination of Market Value Rent set forth in the MVR Notice or the Tenant&#8217;s determination of Market Value Rent set forth in the MVR Objection Notice, whichever notice the arbitrators determine most closely
matches actual Market Value Rent, and give notice thereof to each other and to Landlord and Tenant. Such two arbitrators shall have twenty (20)&nbsp;days after the receipt of notice of each other&#8217;s determinations to confer with each other and
to attempt to reach agreement as to the determination of Market Value Rent based on Landlord&#8217;s MVR Notice or Tenant&#8217;s determination based on the MVR Objection Notice. If such two arbitrators shall concur as to the determination of the
Market Value Rent, such concurrence shall be final and binding upon Landlord and Tenant. If such two arbitrators shall fail to concur by the end of said twenty (20)&nbsp;day period, then such two arbitrators shall forthwith designate a third
arbitrator. If the two arbitrators shall fail to agree upon the designation of such third arbitrator within ten (10)&nbsp;days, then either party may apply to the American Arbitration Association or any successor thereto having jurisdiction for the
designation of such arbitrator. All arbitrators shall be real estate brokers or consultants who shall have had at least fifteen (15)&nbsp;years continuous experience in the business of appraising or managing real estate or acting as commercial real
estate agents or brokers in the Borough of Manhattan, City of New York. The third arbitrator shall conduct such hearings and investigations as s/he may deem appropriate and shall, within thirty (30)&nbsp;days after his or her designation, choose one
of the determinations of the two arbitrators originally selected by the parties whichever determination the third arbitrator determines most closely matches actual Market Value Rent (and may not select any other amount), and that choice by the third
arbitrator shall be binding upon Landlord and Tenant. Each party shall pay its own counsel fees and expenses, if any, in connection with any arbitration under this <U>Article 33</U>, including the expenses and fees of any arbitrator selected by it
in accordance with the provisions of this Article, and the parties shall share equally all other expenses and fees of any such arbitration, including the fees of the third arbitrator. The determination rendered in accordance with the provisions of
this <U>Section</U><U></U><U>&nbsp;33.04</U> shall be final and binding in fixing the Market Value Rent. The arbitrators shall not have the power to add to, modify or change any of the provisions of this Lease. Time shall be strictly of the essence
with respect to the giving of any notices or the making of any determinations as required under this <U>Subsection 33.04B</U>. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. If for any reason the Market Value Rent shall not have been determined prior to the
commencement of a Renewal Term, then, until the Market Value Rent and, accordingly, the Fixed Rent, shall have been finally determined, the Fixed Rent and all Recurring Additional Rent payable for and during such Renewal Term shall be equal to the
Fixed Rent and Recurring Additional Rent prevailing on the date immediately prior to the commencement of the applicable Renewal Term. Upon final determination of the Market Value Rent, an appropriate adjustment to the Fixed Rent shall be made
reflecting such final determination, and Landlord or Tenant, as the case may be, shall refund or pay to the other any overpayment or deficiency, as the case may be, in the payment of Fixed Rent from the commencement of the applicable Renewal Term to
the date of such final determination. </P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 34 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>RIGHT OF FIRST OFFER (SALE) </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;34.01</U>. Subject to the terms and conditions set forth in this <U>Article 34</U>, provided that (i)&nbsp;this
Lease shall not have expired by its terms and shall not have been terminated or canceled, and is in full force and effect, (ii)&nbsp;no Event of Default shall then exist which remains uncured, (iii)&nbsp;the Tenant Leasing Requirement shall then be
satisfied, and (iv)&nbsp;Scholastic is the Tenant under this Lease, if Landlord intends to consummate a Disposition, Tenant shall have the right of first offer to enter into the Disposition on the terms and conditions set forth herein
(&#8220;<U>Right of First Offer (Sale)</U>&#8221;). Prior to any proposed Disposition (whether based on Landlord&#8217;s determination to sell or otherwise enter into a Disposition, or in response to an offer from a third party, or otherwise),
Landlord will give Tenant a notice (the &#8220;<U>ROFO Notice</U>&#8221;) which ROFO Notice shall (i)&nbsp;identify the Sale Asset and, if the Sale Asset is an Interest constituting less than 100% of the Interests, the identity of the other members
or partners comprising the balance of the 100%; and (ii)&nbsp;set forth (aa) Seller&#8217;s intended consideration (e.g., the purchase price, rent or other consideration for the Disposition) (the &#8220;<U>Offer Price</U>&#8221;); (bb) any
allocation of closing costs to purchaser (including, without limitation, which party will bear any transfer taxes); and (cc)&nbsp;whether any Seller financing shall be provided and whether the sale shall be all cash or include the assumption of any
existing financing (the items in this clause (cc), the &#8220;<U>Financing Sale Terms</U>&#8221;) and Tenant may, within forty-five (45)&nbsp;days after receipt of the ROFO Notice (the &#8220;<U>Election Period</U>&#8221;), deliver written notice to
Landlord indicating a desire to enter into the Disposition set forth in the ROFO Notice (the &#8220;<U>Election Notice</U>&#8221;). If Tenant delivers the Election Notice within the Election Period, then Landlord and Tenant shall promptly negotiate,
execute and exchange legal documents effectuating the Disposition (the &#8220;<U>ROFO Contract</U>&#8221;) in good faith based on the proposed terms set forth in the ROFO Notice and otherwise containing customary representations and warranties that
are otherwise reasonable for such Disposition and such other terms mutually and reasonably acceptable to the parties. The ROFO Contract shall be negotiated, executed and exchanged by Landlord and Tenant in good faith and in a commercially reasonable
manner within fifteen (15)&nbsp;days after the date Tenant delivers the Election Notice to Landlord (&#8220;<U>Negotiation Period</U>&#8221;), and Landlord and Tenant shall consummate such Disposition subject to and in accordance with the terms and
conditions of the ROFO Contract. If, (A)&nbsp;prior to the expiration of the Election Period Tenant fails to deliver the Election Notice to Landlord, (B)&nbsp;the parties fail to enter into the ROFO Contract within the Negotiation Period despite
having negotiated in good faith and in a commercially reasonable manner during the Negotiation Period, or (C)&nbsp;the ROFO Contract is executed by all parties thereto prior to the expiration of the Negotiation Period, but Tenant notifies Landlord
in writing following the execution of the ROFO Contract but prior to the expiration of the Negotiation Period that Tenant is terminating the ROFO Contract pursuant to the applicable provision of the ROFO Contract that expressly permits Tenant to
terminate the ROFO Contract prior to the expiration of the Negotiation Period (the date on which any of the events described in the foregoing clauses (A)&nbsp;through (C) occurs, the &#8220;<U>ROFO Waiver Date</U>&#8221;), Landlord may effectuate
the Disposition with respect to the Sale Asset set forth in the ROFO Notice with a third party, but if (x)&nbsp;the consideration for any such Disposition shall be less than 93.75% of the Offer Price and other monetary obligations imposed on the
counterparty thereto in the aggregate (including, without limitation, closing cost allocations or prorations) or there is a Change in Other Material Terms, or (y)&nbsp;Seller does not consummate such Disposition within one hundred eighty
(180)&nbsp;days after the applicable ROFO Waiver Date, Tenant&#8217;s Right of First Offer (Sale) shall be reinstated, and prior to consummating any Disposition, Landlord must again first offer the applicable Sale Asset to Tenant in accordance with
this <U>Article 34</U>. For purposes of the foregoing, &#8220;<U>Change in Other Material Terms</U>&#8221; shall mean Seller has provided for (if not specified in the ROFO Notice), or has modified in a manner materially more favorable to the
counterparty to the Disposition than specified in the ROFO Notice, the Financing Sale Terms. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;34.02</U>. For the avoidance of doubt, the default on the part
of Tenant or Landlord under the ROFO Contract shall not constitute a default on the part of Tenant or Landlord under this Lease. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;34.03</U> If there are any disputes between Landlord and Tenant regarding a Disposition as to (i)&nbsp;whether
or when Tenant received an effective ROFO Notice and/or (ii)&nbsp;whether Tenant waived or elected not to consummate the Disposition pursuant to and in accordance with this Lease, such dispute shall be resolved by Expedited Arbitration in accordance
with the provisions of <U>Section</U><U></U><U>&nbsp;11.04B</U> of this Lease. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;34.04</U> As used herein,
&#8220;<U>Disposition</U>&#8221; means (A)&nbsp;a sale of Landlord&#8217;s fee interest in the Building; or (B)&nbsp;a sale, transfer or assignment of fifty percent (50%) or more of the direct or indirect ownership or economic interests in Landlord
(each, an &#8220;<U>Interest</U>&#8221; and collectively, the &#8220;<U>Interests</U>&#8221;), in one or more transactions over a two (2)-year period; or (C)&nbsp;a ground lease of the Demised Premises, &#8220;<U>Sale Asset</U>&#8221; means the
asset which is the subject of the Disposition, and &#8220;<U>Seller</U>&#8221; means the transferor of the Sale Asset pursuant to a Disposition. The foregoing notwithstanding, Tenant&#8217;s Right of First Offer (Sale) shall not apply in the event
of Transfers pursuant to a mortgage foreclosure or a deed in lieu thereof. </P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 35 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>RIGHT OF FIRST OFFER (LEASE) </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;35.01</U>. As used herein: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">&#8220;<U>Available</U>&#8221; means, as to the relevant portion of the Offer Space, that such space is, or is reasonably anticipated to
become, vacant and free of any present or future possessory right now or hereafter existing or created in favor of any Priority Occupant. Notwithstanding the foregoing, the 3<SUP STYLE="font-size:75%; vertical-align:top">rd</SUP>, 4<SUP
STYLE="font-size:75%; vertical-align:top">th</SUP> and 5<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> floors of the Offer Space shall not be deemed &#8220;Available&#8221; until after the initial leasing of such portions of the Offer Space
by Landlord after the Commencement Date (the &#8220;<U>Initial <FONT STYLE="white-space:nowrap">Lease-Up</FONT></U>&#8221;); said floors of the Offer Space shall not be subject to the provisions of this <U>Article 35</U> and Landlord may enter into
leases (or other occupancy agreements) with respect to said floors of the Offer Space with any third party as part of the Initial <FONT STYLE="white-space:nowrap">Lease-Up</FONT> without first giving Tenant an Offer Notice in accordance with the
provisions of this Article. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">&#8220;<U>Offer Period</U>&#8221; means the period commencing on the Commencement Date to and including the
date that is (i)&nbsp;if during the initial term of this Lease, four (4)&nbsp;years prior to the Expiration Date, or (ii)&nbsp;if during a Renewal Term, four (4)&nbsp;years prior to the then-current Expiration Date, in each case subject to the
provisions of <U>Subsection 35.04B</U> below, but excluding the Second Renewal Term. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">&#8220;<U>Offer Space</U>&#8221; means (x)&nbsp;any
full floor on the 2<SUP STYLE="font-size:75%; vertical-align:top">nd</SUP>, 3<SUP STYLE="font-size:75%; vertical-align:top">rd</SUP>, 4<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> and/or
5<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> floors of the Building, (y)&nbsp;any additional space on any floor in the Building on which Tenant then currently leases space, and (z)&nbsp;any full floor that is contiguous to a floor in the
Building on which Tenant then currently leases space. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">&#8220;<U>Priority Occupant</U>&#8221; means (i)&nbsp;an existing lessee of space
on any floor of the Building (whether or not then occupying the relevant portion of the Offer Space), and/or (ii)&nbsp;a then-existing occupant of the relevant portion of the Offer Space (including tenants or occupants pursuant to Landlord&#8217;s
Initial <FONT STYLE="white-space:nowrap">Lease-Up),</FONT> in each case, regardless of whether or not such lessee or occupant has an expansion right, right of first refusal, right of first offer or renewal right, with respect to such portion of the
Offer Space. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;35.02</U>. Provided that (i)&nbsp;this Lease shall not have
expired by its terms and shall not have been terminated or canceled, and is in full force and effect, (ii)&nbsp;no Event of Default shall then exist which remains uncured, (iii)&nbsp;the Tenant Leasing Requirement is then satisfied (subject to the
provisions of this <U>Section</U><U></U><U>&nbsp;35.02</U>), and (iv)&nbsp;Scholastic is the Tenant under this Lease (collectively, the &#8220;<U>Offer Conditions</U>&#8221;), then whenever during the Offer Period, all or a portion of the Offer
Space becomes Available (i.e., after the Initial <FONT STYLE="white-space:nowrap">Lease-Up),</FONT> or Landlord reasonably anticipates that all or a portion of the Offer Space will become Available within the next eighteen (18)&nbsp;months (but not
later than the last day of the applicable Offer Period), Landlord, prior to leasing such space to any third party (other than a Priority Occupant), shall give to Tenant written notice (an &#8220;<U>Offer Notice</U>&#8221;), specifying (w)&nbsp;that
such portion of the Offer Space is Available or that Landlord reasonably anticipates that the relevant portion of the Offer Space will become Available within eighteen (18)&nbsp;months after the date of the Offer Notice (such specific Offer Space as
set forth in the Offer Notice, is the &#8220;<U>Available Offer Space</U>&#8221;), (x) the Offer Space MVR, (x)&nbsp;the date or estimated date that the Available Offer Space has or shall become Available (the &#8220;<U>Target Offer Space Inclusion
Date</U>&#8221;), which Target Offer Space Inclusion Date shall be no more than eighteen (18)&nbsp;months and no less than six (6)&nbsp;months after the date of the relevant Offer Notice, (y)&nbsp;Tenant&#8217;s Proportionate Share with respect to
the Available Offer Space, which shall be determined in accordance with the manner in which the same was determined for the Demised Premises, and (z)&nbsp;such other matters as Landlord may reasonably deem appropriate for such Offer Notice based on
then-prevailing market conditions. Notwithstanding the foregoing, if the Tenant Leasing Requirement shall not then be satisfied, but Tenant is leasing and Tenant (and any Desk Sharing Entities and the Caf&eacute; Operator) is occupying for the
conduct of its business at least 70,000 rentable square feet of office space in the Building (it being agreed that Tenant shall be deemed to be occupying the same for the conduct of business even if Tenant (and any Desk Sharing Entities and the
Caf&eacute; Operator) is temporarily unable to operate its business in the Demised Premises or a portion thereof due to repairs and maintenance, Legal Requirements, a Force Majeure Event, a casualty or condemnation), and all of the other Offer
Conditions are satisfied (the &#8220;<U>Modified Tenant Leasing Requirement</U>&#8221;), Landlord shall give Tenant an Offer Notice in accordance with the provisions of this <U>Section</U><U></U><U>&nbsp;35.02</U>, but only if the Available Offer
Space is comprised of one or more full floors of the Building that are contiguous to the portion of the Demised Premises so leased and occupied by Tenant and any Desk Sharing Entities and the Caf&eacute; Operator). Tenant acknowledges and agrees
that Landlord has made no representation to Tenant as to whether or when all or any portion of the Offer Space may or will become Available, and that Landlord has no obligation to Tenant to cause all or any portion of the Offer Space to become
Available. Notwithstanding anything to the contrary contained in this <U>Section</U><U></U><U>&nbsp;35.02</U>, if all or any portion of the Offer Space shall become (or, in Landlord&#8217;s reasonable opinion, is likely to become) Available due to
the involuntary termination of the relevant occupant&#8217;s right to occupy such portion of the Offer Space and Landlord comes into possession of the same, then Landlord shall be entitled to deliver an Offer Notice to Tenant for such Available
Offer Space identifying a Target Offer Space Inclusion Date of less than six (6)&nbsp;months, but in no event less than ninety (90)&nbsp;days, after the date of such Offer Notice. Time shall be strictly of the essence with respect to the giving of
any notices or the making of any determinations as required under this <U>Article 35</U>. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;35.03</U> </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Subject to the provisions of this <U>Section</U><U></U><U>&nbsp;35.03</U> and <U>Subsection 35.04B</U> below, provided that, on the date
that Tenant exercises the Offer Space Option, (i)&nbsp;this Lease shall not have expired by its terms and shall not have been terminated or canceled, and is in full force and effect, (ii)&nbsp;no Event of Default shall then exist which remains
uncured, (iii)&nbsp;the Tenant Leasing Requirement or the Modified Tenant Leasing Requirement, as applicable, shall then be satisfied, and (iv)&nbsp;Scholastic is Tenant under this Lease, Tenant shall have the option (the &#8220;<U>Offer Space
Option</U>&#8221;), exercisable by notice (an &#8220;<U>Acceptance Notice</U>&#8221;) given to Landlord on or before the date (the &#8220;<U>Outside Exercise Date</U>&#8221;) that is thirty (30)&nbsp;days after delivery of the Offer Notice to Tenant
(with time being of the essence with respect to Tenant&#8217;s delivery of the Acceptance Notice) to add all (but not less than all) of the Available Offer Space set forth in the Offer Notice to the Demised Premises. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Notwithstanding anything to the contrary set forth in this <U>Article 35</U>, if prior to
any exercise by Tenant of the Offer Space Option, a Priority Occupant exercises its right to lease the Available Offer Space or Landlord elects to enter into a lease with a Priority Occupant that does not have an express right to lease such
Available Offer Space, then Tenant&#8217;s Offer Space Option (and Tenant&#8217;s exercise thereof) shall be deemed null and void as to such Available Offer Space. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;35.04</U> </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Subject to <U>Subsection 35.04B</U> below, if Tenant timely delivers the Acceptance Notice to Landlord, then, on the date on which Landlord
delivers vacant possession of the Available Offer Space to Tenant (the &#8220;<U>Offer Space Inclusion Date</U>&#8221;), but no earlier than the Target Offer Space Inclusion Date (unless consented to in writing by Tenant), such Available Offer Space
shall become part of the Demised Premises, upon all of the terms and conditions set forth in this Lease, except (i)&nbsp;the Fixed Rent for the Available Offer Space shall be the Offer Space MVR, (ii)&nbsp;the term of the Lease with respect to the
Available Offer Space shall be <FONT STYLE="white-space:nowrap">co-terminus</FONT> with the term of this Lease with respect to the Demised Premises; (iii)&nbsp;Tenant&#8217;s Proportionate Share with respect to the Available Offer Space shall be the
percentage set forth in the Offer Notice; (iv)&nbsp;unless otherwise set forth in the Offer Notice, Landlord shall not be required to perform any work, pay any sums, or render any services to make the Building or such Available Offer Space ready for
Tenant&#8217;s use or occupancy, and Landlord shall deliver and Tenant shall accept the Available Offer Space in its &#8220;as is&#8221; condition as of the date of the Offer Notice; and (v)&nbsp;as may be otherwise set forth in the Offer Notice.
</P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. Notwithstanding anything to the contrary set forth in this <U>Article 35</U>, in the event five (5)&nbsp;years or less (shall remain
during the initial term of this Lease or the First Renewal Term (as the case may be), Tenant shall have the right to deliver an Acceptance Notice in accordance with <U>Subsection 35.03A</U> above only if, simultaneously with Tenant&#8217;s delivery
of the Acceptance Notice, Tenant shall also deliver written notice to Landlord electing to exercise the First Renewal Option or Second Renewal Option (as the case may be), with respect to the Demised Premises pursuant to <U>Article 33</U> above,
and, in such event, the term of the Lease with respect to the Available Offer Space shall be <FONT STYLE="white-space:nowrap">co-terminus</FONT> with the applicable Renewal Term, and in furtherance of the foregoing, if Tenant fails to deliver such
notice to Landlord electing to exercise the First Renewal Option or Second Renewal Option (as the case may be) simultaneously with the delivery of the Acceptance Notice, then Tenant&#8217;s Acceptance Notice (and Tenant&#8217;s exercise of the Offer
Space Option with respect to the Available Offer Space) shall be deemed null and void and of no further force or effect as to such Available Offer Space. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;35.05</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Landlord shall use commercially reasonable efforts to deliver vacant possession of the Available Offer Space to Tenant on the Target Offer
Space Inclusion Date. If Landlord shall be unable to deliver vacant possession of such Available Offer Space to Tenant for any reason on or before the Target Offer Space Inclusion Date as set forth in the Offer Notice, the Offer Space Inclusion Date
shall be deferred to and shall be the date on which the relevant portion of the Offer Space is available for Tenant&#8217;s occupancy, vacant and free of tenants or other occupants, and Landlord shall have no liability to Tenant for failure to give
possession on the said Target Offer Space Inclusion Date. In the event of a holdover by the applicable tenant, subtenant or occupant of the Available Offer Space, Landlord shall use commercially reasonable efforts (including the commencement of
summary dispossess proceedings) to cause such tenant, subtenant or occupant to vacate the Available Offer Space. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B. (i) Notwithstanding the provisions of <U>Subsection 35.05A</U> above: (i)&nbsp;if
Landlord shall be unable to give possession of the Available Offer Space to Tenant within nine (9)&nbsp;months after the Target Offer Space Inclusion Date for such Available Offer Space and provided that Tenant shall not have caused or contributed
to Landlord&#8217;s inability to deliver vacant possession thereof, Tenant shall have the right, as Tenant&#8217;s sole remedy in connection therewith, to rescind the Acceptance Notice for such Available Offer Space, which rescission shall be
effective only by written notice given to Landlord within ten (10)&nbsp;days following the expiration of said nine (9)&nbsp;month period (with time being of the essence as to such ten (10)&nbsp;day period) and in any event prior to the date on which
Landlord shall have delivered such Available Offer Space in accordance with the applicable provisions of this <U>Article 35</U>. If Tenant shall exercise the aforesaid remedy to revoke the Acceptance Notice for the Available Offer Space, then Tenant
shall no longer have any right to lease such Available Offer Space. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(ii) Notwithstanding anything to the contrary contained in this
<U>Article 35</U>, if, at the time Tenant exercises the Offer Space Option with respect to the Available Offer Space, said Available Offer Space shall be occupied by Landlord or affiliates of Landlord (other than Tenant or affiliates of Tenant),
then the foregoing provisions of <U>Subdivision 35.05B(i)</U> stating that Tenant&#8217;s sole remedy in connection with Landlord&#8217;s failure to deliver the Available Offer Space to Tenant within nine (9)&nbsp;months after the Target Offer Space
Inclusion Date for such portion of the Offer Space shall be to rescind the Acceptance Notice shall, at Tenant&#8217;s option, be deemed null and void with respect to the Available Offer Space only, and (subject to the remaining provisions of this
Lease) Tenant shall have any and all rights and/or remedies available to Tenant at law or in equity in connection with Landlord&#8217;s failure to so deliver the Available Offer Space within nine (9)&nbsp;months after the Target Offer Space
Inclusion Date. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. This <U>Section</U><U></U><U>&nbsp;35.05</U> constitutes &#8220;an express provision to the contrary&#8221; within the
meaning of <FONT STYLE="white-space:nowrap">Section&nbsp;223-a</FONT> of the New York Real Property Law and any other law of like import now or hereafter in effect. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;35.06</U>. Subject to the provisions of the immediately following sentence, if Tenant fails timely to deliver an
Acceptance Notice, then Landlord may enter into one or more leases of (or other occupancy agreements relating to) the relevant portion of the Offer Space with any third parties (including any Priority Occupants) on such terms and conditions as
Landlord shall determine. Notwithstanding the foregoing, in the event that (i)&nbsp;Tenant fails timely to deliver such Acceptance Notice, and (ii)&nbsp;thereafter, either (x)&nbsp;Landlord fails to execute and deliver a lease or other occupancy
agreement with respect to the Available Offer Space within fifteen (15)&nbsp;months after the applicable Outside Exercise Date, or (y)&nbsp;the net effective rent (determined as described below) that Landlord desires to seek, or is accepting from
another tenant or other occupant, for the Available Offer Space is less than ninety (90%) percent of the net effective Offer Space MVR set forth in the applicable Offer Notice, then Landlord shall again offer the Available Offer Space to Tenant
pursuant to the provisions of this <U>Article 35</U> before leasing the same to a third party that is not a Priority Occupant. For purposes of this <U>Article 35</U>, the terms &#8220;net effective Offer Space MVR&#8221; and &#8220;net effective
rent&#8221; shall mean the net present value of the aggregate of all the gross rent and additional rent of any nature payable under the lease described in the relevant Offer Notice or a third party lease (solely to the extent the same is allocable
to the Available Offer Space and the term set forth in the applicable Acceptance Notice), as the case may be, discounted (using a discount rate equal to the Interest Rate and calculated on a monthly basis) from the date such payment would have been
made under such lease following the Offer Space Inclusion Date or otherwise pursuant to the terms of such lease, after deducting therefrom the amount of all inducements (such as, by way of example only, the amount of all <FONT
STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> work allowances, work letters, rent abatements or other incentives or concessions to be paid by Landlord as an inducement to enter into the applicable lease
solely to the extent the same is allocable to the Available Offer Space and the term set forth in the applicable Offer Notice), discounted (using a discount rate equal to the Interest Rate and calculated on a monthly basis) from the date that such
inducements were to have been given under the proposed lease following the Offer Space Inclusion Date or otherwise pursuant to the terms of such lease. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;35.07</U>. Promptly after the occurrence of the relevant Offer
Space Inclusion Date, Landlord and Tenant shall confirm the occurrence thereof and the inclusion of the Available Offer Space in the Demised Premises by executing an instrument reasonably satisfactory to Landlord and Tenant; <U>provided</U>,
<U>however</U>, that (i)&nbsp;failure by Landlord or Tenant to execute such instrument shall not affect the inclusion of the Available Offer Space in the Demised Premises in accordance with this <U>Article 35</U>, and (ii)&nbsp;the Fixed Rent shall
be the Office Space MVR on the Offer Space Inclusion Date, determined as provided in <U>Section</U><U></U><U>&nbsp;35.08</U> below. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;35.08</U> The term &#8220;<U>Offer Space MVR</U>&#8221; shall mean the annual fair market rental value of the
Available Offer Space as of the Offer Space Inclusion Date, taking into consideration all relevant economic factors. The initial determination of Offer Space MVR shall be made by Landlord, and shall be as set forth in the Offer Notice.
Notwithstanding that the Offer Space Inclusion Date shall not yet have occurred, such initial determination of Offer Space MVR shall be final and binding in fixing the Offer Space MVR, unless, within forty-five (45)&nbsp;days after Landlord shall
have given the Offer Notice to Tenant, Landlord shall receive a notice from Tenant (the &#8220;<U>Offer Space MVR Objection Notice</U>&#8221;): (i) advising Landlord that Tenant disagrees with the initial determination of Offer Space MVR set forth
in the Offer Space MVR Notice, and (ii)&nbsp;proposing a specific alternative Offer Space MVR, which shall have been determined by Tenant (Tenant agreeing that Tenant shall have no right to deliver an Offer Space MVR Objection Notice with respect to
a particular Offer Space unless Tenant shall have previously delivered an Acceptance Notice to Landlord with respect to said Offer Space). If Landlord and Tenant shall fail to agree upon the Offer Space MVR within thirty (30)&nbsp;days after
Landlord shall have received the Offer Space MVR Objection Notice, then Landlord and Tenant each shall give notice to the other setting forth the name and address of an arbitrator designated by the party giving such notice. If either party shall
fail to give notice of such designation within ten (10)&nbsp;days, then the first arbitrator chosen shall make the determination alone. If two arbitrators shall have been designated, such two arbitrators shall, within thirty (30)&nbsp;days following
the designation of the second arbitrator, make their determinations of Offer Space MVR in writing and give notice thereof to each other and to Landlord and Tenant. Such two arbitrators shall have twenty (20)&nbsp;days after the receipt of notice of
each other&#8217;s determinations to confer with each other and to attempt to reach agreement as to the determination of Offer Space MVR. If such two arbitrators shall concur as to the determination of the Offer Space MVR, such concurrence shall be
final and binding upon Landlord and Tenant. If such two arbitrators shall fail to concur by the end of said twenty (20)&nbsp;day period, then such two arbitrators shall forthwith designate a third arbitrator. If the two arbitrators shall fail to
agree upon the designation of such third arbitrator within ten (10)&nbsp;days, then either party may apply to the American Arbitration Association or any successor thereto having jurisdiction for the designation of such arbitrator. All arbitrators
shall be real estate brokers or consultants who shall have had at least fifteen (15)&nbsp;years continuous experience in the business of appraising or managing real estate or acting as real estate agents or brokers in the Borough of Manhattan, City
of New York. The third arbitrator shall conduct such hearings and investigations as he may deem appropriate and shall, within thirty (30)&nbsp;days after his or her designation, choose either Landlord&#8217;s initial determination of the Offer Space
MVR set forth in the applicable Offer Notice or Tenant&#8217;s determination of the Offer Space MVR set forth in the Offer Space MVR Objection Notice (and may not select any other amount), and that choice by the third arbitrator shall be binding
upon Landlord and Tenant. Each party shall pay its own counsel fees and expenses, if any, in connection with any arbitration under this <U>Article 35</U>, including the expenses and fees of any arbitrator selected by it in accordance with the
provisions of this Article, and the parties shall share equally all other expenses and fees of any such arbitration. The determination rendered in accordance with the provisions of this <U>Section</U><U></U><U>&nbsp;35.08</U> shall be final and
binding in fixing the Offer Space MVR. The arbitrators shall not have the power to add to, modify or change any of the provisions of this Lease. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;35.09</U>. If Tenant shall exercise its rights pursuant to
this <U>Article 35</U> and a portion of the Offer Space shall be added to the Demised Premises, then Tenant shall have the right, exercisable only by delivery of notice to Landlord within thirty (30)&nbsp;days after the relevant Offer Space
Inclusion Date, to proportionately increase the amount of condenser water made available to Tenant in accordance with and subject to <U>Article 18</U> above. Tenant expressly acknowledges and agrees that Tenant shall pay as additional rent the
then-current charge for any condenser water made available to Tenant in accordance with the provisions of this <U>Section</U><U></U><U>&nbsp;35.09</U>. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 36 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>INTENTIONALLY OMITTED </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 37 </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>LOBBY SECURITY </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;37.01</U> Subject to reasonable rules, regulations and procedures as Landlord may promulgate with respect to
such access and usage in accordance with the provisions of <U>Article 26</U> of this Lease, provided that Scholastic is the Tenant under this Lease and occupies any office space in the Building, Tenant may have an employee of Tenant or other
security personnel located either (x)&nbsp;at the security desk in the Mercer Lobby, or (y)&nbsp;at such other prominent location within the Mercer Lobby containing a desk as Landlord shall reasonably designate, in order to greet, register and
direct Tenant&#8217;s invitees to the Demised Premises. Tenant acknowledges and agrees that (i)&nbsp;any such employee of Tenant shall conduct <FONT STYLE="white-space:nowrap">him-</FONT> or herself in a manner consistent with Landlord&#8217;s
security desk personnel, and (ii)&nbsp;Landlord shall have the right to require that such employee leave the lobby of the Building should said person be conducting <FONT STYLE="white-space:nowrap">him-</FONT> or herself in a manner that Landlord
reasonably deems to be disruptive or otherwise unprofessional. Tenant shall coordinate and cooperate with Landlord in connection with the exercise of its rights under this <U>Section</U><U></U><U>&nbsp;37.01</U>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;37.02</U><I> </I>Landlord shall be responsible for security, code compliance, life safety, cleaning, maintenance
and all other <FONT STYLE="white-space:nowrap">non-tenant</FONT> activities or facilities required to operate the Mercer Lobby in a code compliant and safe manner consist with other Comparable Buildings. For so long as Scholastic remains a tenant in
the Building and the Tenant Leasing Requirement shall then be satisfied, Scholastic shall have a reasonable right of approval for security services to the extent that they impact the visitor and employee experience, including security staffing. </P>
<P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>ARTICLE 38 </U></B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><FONT
STYLE="white-space:nowrap">SUB-CELLAR,</FONT> CELLAR AND EMERGENCY POWER SYSTEM LICENSES </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;38.01</U>
During the Lease Term, Landlord shall provide Tenant with access to connect to the Building&#8217;s <FONT STYLE="white-space:nowrap">back-up</FONT> generators for Tenant&#8217;s <FONT STYLE="white-space:nowrap">non-life</FONT> safety requirements,
in such kilowatt capacity as Tenant requires for <FONT STYLE="white-space:nowrap">back-up</FONT> power to the Demised Premises, not to exceed the kilowatt capacity utilized by Tenant at the Demised Premises as of the Commencement Date. Landlord
shall be responsible for the generators and emergency power distribution, including transfer switches and other equipment required for life safety for the Building (collectively, the &#8220;<U>Generator Equipment</U>&#8221;). Landlord shall Repair
the Generator Equipment consistent with the standard of repair and maintenance existing immediately prior to the Commencement Date. Tenant shall pay to Landlord, (x)&nbsp;its share of the cost to Repair such Generator Equipment based on the
percentage of load utilized for Tenant&#8217;s data equipment <U>relative to</U> the load utilized for life-safety and other Building Systems and the load utilized by other tenants and occupants of the Building for
<FONT STYLE="white-space:nowrap">non-life-safety</FONT> purposes, and (y)&nbsp;Tenant&#8217;s Proportionate Share of the cost to Repair such Generator Equipment based on the percentage of the load utilized for life safety and other Building Systems
(which shall be included as Operating Expenses, subject to exclusions therefrom as set forth in <U>Article 19</U>). Tenant shall be responsible for emergency power distribution within the Demised Premises and other
<FONT STYLE="white-space:nowrap">non-life</FONT> safety equipment servicing the Demised Premises. In the event of a formation of a condominium, Landlord shall cause the board of managers of such condominium to enter into such license. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><U>Section</U><U></U><U>&nbsp;38.02</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">A. Intentionally Omitted. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">B.
Effective as of the Commencement Date, subject to the provisions of this <U>Section</U><U></U><U>&nbsp;38.02</U>, Tenant is hereby granted an exclusive license (the &#8220;<U>Below-Grade Space License</U>&#8221;) to use portions of (i)&nbsp;the
subcellar of the Building known as <FONT STYLE="white-space:nowrap">SC3-8</FONT> and <FONT STYLE="white-space:nowrap">SC10-13</FONT> containing approximately 7,511 square feet as more particularly set forth on <U>Exhibit
</U><U>&#8220;</U><U>A</U><U>&#8221;</U> attached hereto (the &#8220;<U><FONT STYLE="white-space:nowrap">Sub-Cellar</FONT> Space</U>&#8221;) and (ii)&nbsp;the cellar of the Building known as <FONT STYLE="white-space:nowrap">C6-9</FONT> containing
approximately 3,765 square feet as more particularly set forth on <U>Exhibit </U><U>&#8220;</U><U>A</U><U>&#8221;</U> attached hereto (the &#8220;<U>Cellar Space</U>,&#8221; and together with the <FONT STYLE="white-space:nowrap">Sub-Cellar</FONT>
Space, the &#8220;<U>Below-Grade Space</U>&#8221;) (and all common area premises and facilities, including, without limitation, elevators and corridors necessary to access such spaces). Landlord shall deliver the Below-Grade Space to Tenant in its <FONT
STYLE="white-space:nowrap">&#8220;as-is&#8221;</FONT> condition on the Commencement Date. Tenant shall pay to Landlord, for the Below-Grade Space License, a license fee (the &#8220;<U>License Fee</U>&#8221;), in an aggregate amount of $4,980,143.25
over the initial Lease Term, payable in the amounts set forth on Schedule II attached hereto and made a part hereof. The License Fee shall be payable in advance on the first day of each calendar month commencing during the Lease Term, together with
Tenant&#8217;s payment of Fixed Rent hereunder, without any setoffs or deductions whatsoever, except as otherwise provided in this Lease. Tenant shall have no obligation to pay any other fees or charges with respect to the Below-Grade Space,
including, without limitation, Operating Expenses, Taxes or utilities. Tenant&#8217;s right and license to use the Below-Grade Space will not be revoked by Landlord, but only if and so long as Tenant: (A)&nbsp;abides by all Legal Requirements
applicable to Tenant&#8217;s use of the Below-Grade Space (the foregoing shall not relieve Landlord of any duty or obligation to perform its repair, maintenance and legal compliance obligations set forth in this Lease) and (B)&nbsp;obtains and
maintains such property damage insurance with respect to the <FONT STYLE="white-space:nowrap">non-structural</FONT> elements of the Below-Grade Space and commercial liability insurance coverage with respect to the Below-Grade Space as is required
under this Lease with respect to the Demised Premises. The provisions of <U>Subsection 6.02B</U> of this Lease shall apply to the Below-Grade Space, with all references in such Subsection to (x) &#8220;Demised Premises&#8221; being deemed to refer
to the Below-Grade Space and (y) &#8220;Fixed Rent and Recurring Additional Rent&#8221; being deemed to refer to the License Fee. The rent abatements set forth in <U>Article 9</U> shall apply to the License Fee in the event of a fire or other
casualty that renders the Below-Grade Space untenantable. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">C. The indemnity provisions of <U>Article 11</U> of this Lease shall apply with
respect to Tenant&#8217;s use (or the use by any Persons Within Tenant&#8217;s Control) the Below-Grade Space as if the same were part of the Demised Premises. Tenant shall be permitted to perform Alterations in or to the Below-Grade Space, subject
to Landlord&#8217;s consent thereto (as and to the extent required pursuant to the provisions of <U>Article 5</U> of this Lease, and otherwise in accordance with the applicable provisions of this Lease, including, without limitation, <U>Article
5</U>). Landlord shall perform all Repairs and provide services to the Below-Grade Space as set forth in the Lease with respect to the Demised Premises (as may be applicable to the Below-Grade Space). Subject to the provisions of <U>Article 8</U>
and <U>Article 9</U> of this Lease, all damage or injury to the Below-Grade Space caused by or arising from any act or failure to act (if there is a duty to act) of Tenant, or of any Persons Within Tenant&#8217;s Control, including those which are
structural, extraordinary and unforeseen, shall be promptly repaired, restored or replaced by Tenant, at Tenant&#8217;s own cost and expense; provided, that to the extent that any structural elements of the Below-Grade Space shall suffer damage or
injury caused by or arising from any act or failure to act (where there is a duty to act) of Tenant or any Persons Within Tenant&#8217;s Control, Tenant shall promptly notify Landlord of the same, and Landlord shall promptly repair, restore or
replace the same, and Tenant shall reimburse Landlord, as additional rent, for the reasonable <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> costs of such repair within thirty (30)&nbsp;days after
demand (accompanied by reasonable backup documentation) therefor. Tenant, at its sole expense, shall keep and maintain the Below-Grade Space in good condition (normal wear and tear excepted). Nothing contained in this
<U>Section</U><U></U><U>&nbsp;38.02</U> shall be deemed to relieve Landlord of any duty or obligation of Landlord under this Lease. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">90 </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">D. In the event of a formation of a condominium, Landlord shall cause the board of managers
of such condominium to license the Below-Grade Space to Tenant for the duration of the Lease Term on the same terms and conditions as are set forth in this <U>Section</U><U></U><U>&nbsp;38.02</U> and applicable to such space. The Below-Grade Space
License shall not be deemed to constitute a lease or a conveyance of the Below-Grade Space by Landlord to Tenant, or to confer upon Tenant any right, title, estate or interest in all or any portion of the Below-Grade Space, except a license as
provided in this Lease. Tenant acknowledges and agrees that the Below-Grade Space shall not constitute, or be deemed or construed to constitute, a part of the Demised Premises, it being understood and agreed that Tenant&#8217;s use of the
Below-Grade Space is derived solely from the License granted herein. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">[The remainder of this page is intentionally left blank; signature
page follows.] </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Lease as of the day and year
first above written. </P> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P><DIV ALIGN="right">
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<TD VALIGN="top" COLSPAN="5">ESRT <FONT STYLE="white-space:nowrap">555-557</FONT> BROADWAY, L.L.C.</TD></TR>
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<TD VALIGN="top" ALIGN="center">Landlord</TD></TR>
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<TD VALIGN="top">By:</TD>
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<TD VALIGN="top" COLSPAN="3"> <P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">&nbsp;</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Name:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
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<TD VALIGN="top" COLSPAN="5"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">SCHOLASTIC INC.,</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">a New York
Corporation</P></TD></TR>
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<TD VALIGN="top" ALIGN="center">Tenant</TD></TR>
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<TD VALIGN="top">Name:</TD>
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<TD VALIGN="top"></TD>
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<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="right"><B>Exhibit 10.3 </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="right"><B><I>Execution Version </I></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>CONTRACT OF PURCHASE AND SALE </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>BETWEEN </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>FNLR FORTUNA
MAJOR LLC, PURCHASER </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>AND </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>SCHOLASTIC INC., SELLER </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>DECEMBER&nbsp;1, 2025 </B></P>
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<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">1.&#8195;&#8194;&#8201;Purchase and Sale</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2</TD>
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<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">2.&#8195;&#8194;&#8201;Purchase Price</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2</TD>
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<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">3.&#8195;&#8194;&#8201;Payment of Purchase Price</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">3.1 Deposit</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">2</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">3.2 Independent Consideration</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">3</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">3.3 Closing Payment</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">3</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">4.&#8195;&#8194;&#8201;Title Matters; Due Diligence Review;Conditions Precedent</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">3</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">4.1 Title Matters</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">3</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">4.2 Due Diligence Reviews Completed</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">6</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">4.3 Conditions Precedent to Obligations of Purchaser; No Financing Contingency</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">8</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">4.4 Conditions Precedent to Obligations of Seller</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">9</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">5.&#8195;&#8194;&#8201;Closing</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">9</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">5.1 Seller Deliveries</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">9</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">5.2 Purchaser Deliveries</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">5.3 Closing Costs</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">11</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">5.4 Prorations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">11</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">6.&#8195;&#8194;&#8201;Condemnation or Destruction of Real Property</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">11</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">7.&#8195;&#8194;&#8201;Representations, Warranties and Covenants</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">12</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">7.1 Representations, Warranties and Covenants of Seller</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">12</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">7.2 Interim Covenants of Seller</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">16</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">7.3 Representations, Warranties and Covenants of Purchaser</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">17</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">8.&#8195;&#8194;&#8201;Release</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">8.1 Intentionally Omitted</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">8.2 Release</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">8.3 Survival</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">9.&#8195;&#8194;&#8201;Remedies For Default and Disposition of the Deposit</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">9.1 Seller Defaults</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">19</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">9.2 Purchaser Defaults</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">20</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">9.3 Disposition of Deposit</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">21</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">9.4 Survival</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">21</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR></TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">(i) </P>

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<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="100%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" ALIGN="center">


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<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:2.50em; text-indent:-2.50em; font-size:10pt; font-family:Times New Roman">10.&#8195;&#8201;Miscellaneous</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">21</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
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<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.1 Brokers</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">21</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.2 Limitation of Liability</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">21</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.3 Exhibits; Entire Agreement; Modification</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">22</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.4 Business Days</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">22</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.5 Interpretation</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">23</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.6 Governing Law; Venue</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">23</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.7 Construction</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">23</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.8 Successors and Assigns</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">23</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.9 Notices</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">24</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.10 Third Parties</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">25</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.11 Legal Costs</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">25</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.12 Counterparts</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">25</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.13 Effectiveness</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">26</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.14 No Implied Waivers</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">26</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.15 Discharge of Seller&#8217;s Obligations</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">26</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.16 No Recordation</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">26</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.17 Unenforceability</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">26</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.18 Disclosure</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">26</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.19 Designation of Reporting Person</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">27</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.20 Tax Reduction Proceedings</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">27</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.21 Press Releases</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">28</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.22 No Offer</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">28</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.23 Survival</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">28</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman">10.24 Waiver of Trial by Jury</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">28</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
</TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">(ii) </P>

</DIV></Center>


<p style="margin-top:1em; margin-bottom:0em; page-break-before:always"> </p>
<HR SIZE="3" style="COLOR:#999999" WIDTH="100%" ALIGN="CENTER">

<Center><DIV STYLE="width:8.5in" align="left">

<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="100%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" ALIGN="center">


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<TD></TD>
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<TD WIDTH="87%"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:8pt">
<TD VALIGN="bottom" COLSPAN="7" NOWRAP> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; border-bottom:1.00pt solid #000000; display:table-cell; font-size:8pt; font-family:Times New Roman; ">EXHIBITS</P></TD></TR>


<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"><FONT STYLE="white-space:nowrap">Exhibit&nbsp;A-1</FONT></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">-</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" NOWRAP>Algoa Road Land</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"><FONT STYLE="white-space:nowrap">Exhibit&nbsp;A-2</FONT></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">-</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" NOWRAP>East McCarty Street Land</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"><FONT STYLE="white-space:nowrap">Exhibit&nbsp;A-3</FONT></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">-</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" NOWRAP>Robinson Road Land</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit&nbsp;B</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">-</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" NOWRAP>Form of Scholastic Lease</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit&nbsp;C</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">-</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" NOWRAP>Form of Deed</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit&nbsp;D</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">-</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" NOWRAP>Bill of Sale and General Assignment</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit&nbsp;E</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">-</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" NOWRAP>Certification of <FONT STYLE="white-space:nowrap">Non-Foreign</FONT> Status</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit&nbsp;F</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">-</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" NOWRAP>Form of Owner&#8217;s Title Certificate</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit&nbsp;G</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">-</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" NOWRAP>Escrow Agreement</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Exhibit&nbsp;H</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">-</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" NOWRAP>Form of Memo of Lease</TD></TR>
</TABLE> <P STYLE="font-size:18pt; margin-top:0pt; margin-bottom:0pt">&nbsp;</P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">(iii) </P>

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<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>CONTRACT OF PURCHASE AND SALE </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">THIS CONTRACT OF PURCHASE AND SALE (this &#8220;<B>Agreement</B>&#8221;) is made and entered into as of the 1<SUP
STYLE="font-size:75%; vertical-align:top">st</SUP> day of December, 2025 (the &#8220;<B>Effective Date</B>&#8221;), by and between <B>SCHOLASTIC INC.</B>, a New York corporation, having an address at 557 Broadway, New York, New York 10012
(&#8220;<B>Seller</B>&#8221;) and <B>FNLR FORTUNA MAJOR LLC</B>, a Delaware limited liability company, having an address at 1345 Avenue of the Americas, 46<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor, New York, NY 10105
(&#8220;<B>Purchaser</B>&#8221;). </P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>W I T N E S S E T H: </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">A. Seller shall sell to Purchaser, and Purchaser shall purchase from Seller, at the price and upon the terms and conditions set forth in this
Agreement, (a)&nbsp;those certain parcels of land commonly known as (i) 6336 Algoa Road, Jefferson City, Missouri 65101, and more particularly described on <U>Exhibit <FONT STYLE="white-space:nowrap">A-1</FONT></U> attached hereto (the
&#8220;<B>Algoa</B><B> Road Land</B>&#8221;), (ii) 2931 E McCarty Street, Jefferson City, Missouri 65101, and more particularly described on <U>Exhibit <FONT STYLE="white-space:nowrap">A-2</FONT></U> attached hereto (the &#8220;<B>East McCarty
Street Land</B>&#8221;), and (iii) 3030 Robinson Road, Jefferson City, Missouri 65101, and more particularly described on <U>Exhibit <FONT STYLE="white-space:nowrap">A-3</FONT></U> attached hereto (the &#8220;<B>Robinson Road Land</B>,&#8221; and,
together with the Algoa Road Land and the East McCarty Street Land, collectively, the &#8220;<B>Land</B>&#8221;), (b) the buildings, improvements, and structures located upon the Land (collectively, the &#8220;<B>Improvements</B>&#8221;), (c) all
other easements and rights appurtenant to the Land, if any (collectively, the &#8220;<B>Appurtenant Rights</B>&#8221;, and together with the Land and the Improvements, the &#8220;<B>Real Property</B>&#8221;), (d) all right, title and interest of
Seller, if any, in and to the fixtures owned by Seller and affixed to the Real Property (collectively, &#8220;<B>Fixtures</B>&#8221;), and (e)&nbsp;to the extent assignable without consent or payment of any kind, all right, title and interest of
Seller in, to and under any governmental permits, licenses and approvals, warranties and guarantees that Seller has received in connection with any work or services performed with respect to, or equipment installed in, the Improvements
(collectively, the &#8220;<B>Intangible Property</B>&#8221;,<B> </B>and together with the Fixtures and the Real Property, collectively, the &#8220;<B>Property</B>&#8221;) (provided that Seller reserves the right, for itself and its successors and
assigns, to enjoy the benefits of the Fixtures and the Intangible Property used by Seller in connection with Seller&#8217;s business (or the business of Seller&#8217;s affiliates) conducted on the Land under the terms of the Scholastic Lease (as
hereinafter defined)). As used herein, (i)&nbsp;the &#8220;<B>Algoa</B><B> Road Real Property</B>&#8221; shall mean the Algoa Road Land, and the Improvements and Appurtenant Rights relating thereto (such portion of the Property, including the Algoa
Road Real Property, the &#8220;<B>Algoa</B><B> Road Property</B>&#8221;), (ii) the &#8220;<B>Robinson Road Real Property</B>&#8221; shall mean the Robinson Road Land, and the Improvements and Appurtenant Rights relating thereto (such portion of the
Property, including the Robinson Road Real Property, the &#8220;<B>Robinson Road Property</B>&#8221;), and (iii)&nbsp;the &#8220;<B>East McCarty Street Real Property</B>&#8221; shall mean the East McCarty Street Land, and the Improvements and
Appurtenant Rights relating thereto (such portion of the Property, including the East McCarty Street Real Property, the &#8220;<B>East McCarty Street Property</B>&#8221;). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">B. Purchaser acknowledges that the Property is being sold on an &#8220;AS IS&#8221; &#8220;WHERE IS&#8221; and &#8220;WITH ALL FAULTS&#8221;
basis on the terms and conditions hereinafter set forth. </P>
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<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">NOW, THEREFORE, for $10.00 in hand paid and for other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as follows: </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">1. <U>Purchase and Sale</U>. Upon the terms and
conditions hereinafter set forth, Seller shall sell to Purchaser, and Purchaser shall purchase from Seller, the Property. For the avoidance of doubt, (i)&nbsp;in no event shall Purchaser have the right to purchase less than all of the Property, and
(ii)&nbsp;the Property shall not include any right, title and interest of Seller in and to the equipment and other tangible personal property owned by Seller and, located on, and used in connection with the operation of Seller&#8217;s business at
the Real Property. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">2. <U>Purchase Price</U>. The purchase price (the &#8220;<B>Purchase Price</B>&#8221;) for the Property shall be the sum of Ninety-Four
Million Nine Hundred Seventy-Thousand and 00/100 Dollars ($94,970,000.00). The Purchase Price shall be allocated between the Algoa Road Property, the Robinson Road Property and the East McCarty Street Property as follows: Sixty-Seven Million
Five-Hundred <FONT STYLE="white-space:nowrap">Eighty-Six</FONT> Thousand and 00/100 Dollars ($67,586,000.00) to the Algoa Road Property, Fifteen Million Six Hundred <FONT STYLE="white-space:nowrap">Seventy-Six</FONT> Thousand and 00/100 Dollars
($15,676,000.00) to the Robinson Road Property, and Eleven Million Seven Hundred Eight Thousand and 00/100 Dollars ($11,708,000.00) to the East McCarty Street Property. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">3. <U>Payment of Purchase Price</U>. The Purchase Price shall be paid to Seller by Purchaser as follows: </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">3.1 <U>Deposit</U>. Within two (2)&nbsp;Business Days (as hereinafter defined) after the Effective Date, Purchaser shall deposit with First
American Title Insurance Company, 666 Third Avenue, 5<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor, New York, New York 10017, Attention: Zivile Guiliani (in its capacity as escrow agent, &#8220;<B>Escrowee</B>&#8221;), by wire
transfer of immediately available federal funds to an account designated by Escrowee, the sum of One Million Eight Hundred Ninety-Thousand and 00/100 Dollars ($1,890,000.00) (together with all interest thereon, but excluding the Independent
Consideration (as hereinafter defined), the &#8220;<B>Deposit</B>&#8221;), which Deposit shall be held by Escrowee pursuant to the escrow agreement (the &#8220;<B>Escrow Agreement</B>&#8221;) attached hereto as <U>Exhibit</U><U></U><U>&nbsp;G</U>.
If Purchaser shall fail to deposit the Deposit with Escrowee within two (2)&nbsp;Business Days after the Effective Date, then at Seller&#8217;s election, this Agreement shall be null, void <I>ab initio</I> and of no force or effect. The Deposit
shall be allocated between the Algoa Road Property, the Robinson Road Property and the East McCarty Street Property in the same proportion as the allocation of the Purchase Price between the Algoa Road Property, the Robinson Road Property and the
East McCarty Street Property set forth in Section&nbsp;2 above. Except as expressly set forth herein to the contrary, the Deposit shall become nonrefundable to Purchaser upon the expiration of the Due Diligence Period (as hereinafter defined) if
Purchaser fails to notify Seller in writing on or before the expiration of the Due Diligence Period that Purchaser elects to terminate this Agreement in accordance with the terms of Section&nbsp;4.1(d) hereof. If Purchaser notifies Seller, in
writing, on or before the expiration of the Due Diligence Period that Purchaser elects to terminate this Agreement in accordance with the terms of Section&nbsp;4.1(d) hereof, the Deposit less the Independent Consideration shall be returned to the
Purchaser by Escrowee. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-2- </P>

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<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">3.2 <U>Independent Consideration</U>. A portion of the amount deposited by Purchaser
pursuant to Section&nbsp;3.1, in the amount of One Thousand Dollars ($1,000) (the &#8220;<B>Independent </B><B>Consideration</B>&#8221;) shall be earned by Seller upon execution and delivery of this Agreement by Seller and Purchaser. Seller and
Purchaser hereby mutually acknowledge and agree that the Independent Consideration represents adequate bargained for consideration for Seller&#8217;s execution and delivery of this Agreement and Purchaser&#8217;s right to have inspected the Property
pursuant to the terms of this Agreement. The Independent Consideration is in addition to and independent of any other consideration or payment provided for in this Agreement and is nonrefundable in all events. Upon the Closing (as hereinafter
defined) or the termination of this Agreement, the Independent Consideration shall be paid to Seller. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">3.3 <U>Closing Payment</U>. The
Purchase Price, as adjusted by the application of the Deposit and by the prorations and credits specified herein, shall be paid by Purchaser, by wire transfer of immediately available federal funds to an account or accounts designated in writing by
Seller on the Closing Date (as hereinafter defined) (the amount being paid under this Section&nbsp;3.3 being herein called the &#8220;<B>Closing Payment</B>&#8221;). </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">4. <U>Title Matters; Due Diligence Review; Conditions Precedent</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">4.1 <U>Title Matters</U>. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.1.1
<U>Title to the Property</U>. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) Provided that Purchaser has satisfied all obligations of Purchaser set forth in the Title Commitments
(as hereinafter defined) and Seller has provided Title Company with the Owner&#8217;s Title Certificate (as hereinafter defined) and fulfilled all requirements of Seller set forth in the &#8220;Requirements&#8221; section of the Title Commitments,
as a condition to the Closing (as hereinafter defined), First American Title Insurance Company (in its capacity as title insurer, the &#8220;<B>Title Company</B>&#8221;) shall have committed to insure Purchaser as the fee owner of each of the Algoa
Road Real Property, the East McCarty Street Real Property, and the Robinson Road Real Property in the amount of the respective allocations of the Purchase Price as set forth in Section&nbsp;2 above by issuance of an ALTA owner&#8217;s title
insurance policy for each of the Algoa Road Real Property, the East McCarty Street Real Property, and the Robinson Road Real Property in the standard form issued by the Title Company in the State of Missouri, exclusive of any endorsement thereto
(each, an &#8220;<B>Owner</B><B>&#8217;</B><B>s Policy</B>&#8221; and collectively, the &#8220;<B>Owner</B><B>&#8217;</B><B>s Policies</B>&#8221;), subject only to the Permitted Exceptions (as hereinafter defined). It is understood that Purchaser
may request extended coverage and a number of endorsements to the Owner&#8217;s Policy; however, the issuance of such extended coverage and endorsements shall not be conditions to Closing for Purchaser&#8217;s benefit. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) Prior to the Effective Date, each of Seller and Purchaser received from the Title Company (i)&nbsp;a commitment for an owner&#8217;s fee
title insurance policy with an effective date of October&nbsp;20, 2025, and with File Number 3020-2C6ZMO01 with respect to the Algoa Road Real Property from the Title Company, (ii)&nbsp;a commitment for an owner&#8217;s fee title insurance policy
with an effective date of October&nbsp;24, 2025, and with File Number 3020-2C6ZMO03 with respect to the East McCarty Street Real Property from the Title Company, and (iii)&nbsp;a commitment for an owner&#8217;s fee title insurance policy with an
effective date of October&nbsp;20, 2025, and with File Number 3020-2C6ZMO02 with respect to the Robinson Road Land from the Title Company, (each of (i), (ii) and (iii), a &#8220;<B>Title Commitment</B>&#8221; and collectively, the &#8220;<B>Title
Commitments</B>&#8221;), together with copies of each of the title exceptions noted therein. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) Purchaser and Seller acknowledge that as of the Effective Date, Purchaser has not
received a survey prepared by a surveyor registered in the Statement of Missouri and certified by said surveyor to Purchaser and Seller as having been prepared in accordance with the minimum detail requirements of the ALTA land survey requirements
for any of the Properties (each, a &#8220;<B>Survey</B>&#8221; and, collectively, the &#8220;<B>Surveys</B>&#8221;). As a result, Purchaser is unable to obtain a completed proforma Owner&#8217;s Policy for each of the Properties prior to the
Effective Date. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) Purchaser shall have until 5:00 p.m., central time on the date that is five (5)&nbsp;Business Days after
Purchaser&#8217;s receipt of all of the Surveys (such period, the &#8220;<B>Due Diligence Period</B>&#8221;), TIME BEING OF THE ESSENCE, to approve the title proformas and the Survey for each Property. If Purchaser determines (in its reasonable,
good faith discretion) that there is a condition appearing in the title proformas or any of the Surveys, other than Permitted Exceptions, that has a material adverse effect on the current operation or value of the Real Property, then Purchaser may
terminate this Agreement by written notice to Seller given at any time prior to the expiration of the Due Diligence Period. If Purchaser elects to terminate this Agreement, pursuant to this clause (d), the Deposit less the Independent Consideration
shall be promptly returned to Purchaser by Escrowee, this Agreement shall terminate, and neither party shall have any rights or obligations hereunder except for the Surviving Obligations. If Purchaser shall fail to deliver a notice to Seller
terminating this Agreement in accordance with this Section&nbsp;4.1(d) before the expiration of the Due Diligence Period, TIME BEING OF THE ESSENCE, then, subject to <U>Section</U><U></U><U>&nbsp;4.1.1(e)</U> below, Purchaser shall be deemed to have
agreed that the matters set forth in the Title Commitments and the Surveys for the Properties are acceptable to Purchaser and that it intends to proceed with the acquisition of the Property without a reduction in, or an abatement of or credit
against, the Purchase Price. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(e) In the event any updates to any Title Commitment or any Survey disclose any new matter or condition on
or after the expiration of the Due Diligence Period, Purchaser shall have the right to object to such exceptions to title or other item or matter related to the Real Property, other than Permitted Exceptions, that has a material adverse effect on
the current operation or value of the Real Property (each a &#8220;<B>New Title or Survey Matter</B>&#8221;) with respect to which, Purchaser provides to Seller a written notice (each, a &#8220;<B>Title Objection Notice</B>&#8221;) within five
(5)&nbsp;days after Purchaser becomes aware of such New Title or Survey Natter. Seller shall notify Purchaser, in writing, within five (5)&nbsp;days after receipt by Seller of the applicable Title Objection Notice, whether or not it will endeavor to
eliminate all or any of such New Title or Survey Matters (&#8220;<B>Seller</B><B>&#8217;</B><B>s Title Response</B>&#8221;), and if Seller fails to deliver Seller&#8217;s Title Response on or before such date, Seller shall be deemed to have
delivered a Seller&#8217;s Title Response electing not to endeavor to eliminate any such New Title or Survey Matters. Seller, in its sole discretion, shall have the right, upon written notice to Purchaser prior to the Scheduled Closing Date, to
adjourn the Scheduled Closing Date for up to ninety (90)&nbsp;days in order to eliminate or endeavor to eliminate any New Title or Survey Matters which Seller has agreed to eliminate under this Agreement (including the Mandatory Objections, as
hereinafter defined) or which Seller has agreed to endeavor to eliminate pursuant to any Seller&#8217;s Title Response. Notwithstanding the foregoing or anything to the contrary set forth in this Agreement, Seller shall not under any circumstance be
required or obligated to eliminate any New Title or Survey Matter including to bring any action or </P>
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proceeding, to make any payments or otherwise to incur any expense in order to eliminate any New Title or Survey Matter or to arrange for title insurance insuring against enforcement of such New
Title or Survey Matter against, or collection of the same out of, the Real Property, notwithstanding that Seller may have attempted to do so, or may have adjourned the Scheduled Closing Date for such purpose; provided, however, Seller shall
(x)&nbsp;satisfy any mortgage or deed of trust or other security interest placed on the Real Property by Seller and (y)&nbsp;cause the removal (by bonding or otherwise) of (I)&nbsp;mechanic&#8217;s liens resulting from work for which Seller has
contracted, or (II)&nbsp;other monetary liens resulting from monetary obligations of the Seller placed on the Real Property after the Effective Date, provided that such liens shall not be the result of any act or omission of Purchaser or any of
Purchaser&#8217;s Representatives (as hereinafter defined) (collectively, &#8220;<B>Mandatory Objections</B>&#8221;). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(f) Except as to
Mandatory Objections (which Seller will be obligated to eliminate), if Seller elects in Seller&#8217;s Title Response not, or is deemed to elect not, to eliminate any New Title or Survey Matters noted in the applicable Title Objection Notice,
Purchaser shall have the right, as its sole remedy by delivery of written notice to Seller within five (5)&nbsp;Business Days following delivery or deemed delivery of Seller&#8217;s Title Response, to either (i)&nbsp;terminate this Agreement by
written notice delivered to Seller and Escrowee or (ii)&nbsp;accept title to the Real Property subject to such New Title or Survey Matter without a reduction in, abatement of, or credit against, the Purchase Price. Except as to Mandatory Objections
(which Seller will be obligated to eliminate), if Seller shall fail to eliminate any New Title or Survey Matter that Seller elected in Seller&#8217;s Title Response to eliminate or endeavor to eliminate, then Seller shall notify Purchaser, in
writing, of such failure on or before the Scheduled Closing Date (as the same may have been adjourned in accordance with Section&nbsp;4.1.1(e)) and Purchaser shall have the right, as its sole remedy by delivery of written notice to Seller within
three (3)&nbsp;Business Days following receipt of Seller&#8217;s notice of such failure, to either (i)&nbsp;terminate this Agreement by written notice delivered to Seller and Escrowee or (ii)&nbsp;accept title to the Real Property subject to such
New Title or Survey Matter without a reduction in, abatement of, or credit against, the Purchase Price. If Purchaser elects to terminate this Agreement pursuant to this Section&nbsp;4.1.1(f), (1)&nbsp;Escrowee shall return the Deposit to Purchaser,
and (2)&nbsp;no party hereto shall have any further obligation under this Agreement except under those obligations, liabilities and provisions that expressly survive the termination of this Agreement (collectively, the &#8220;<B>Surviving
Obligations</B>&#8221;). The failure of Purchaser to deliver timely any written notice of election to terminate this Agreement under this Section&nbsp;4.1.1(c) shall be conclusively deemed to be an election under the applicable clause
(ii)&nbsp;above. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(g) If there are any New Title or Survey Matters noted in a Title Objection Notice or other liens or encumbrances that
Seller is obligated or elects to eliminate under this Agreement, then Seller shall have the right (but not the obligation) to either (i)&nbsp;arrange, at Seller&#8217;s cost and expense, for affirmative title insurance or special endorsements
insuring against enforcement of such liens or encumbrances against, or collection of the same out of, the Real Property, or (ii)&nbsp;use any portion of the Purchase Price to pay and discharge the same, either by way of payment or by alternative
manner reasonably satisfactory to the Title Company, and the same shall not be deemed to be a New Title or Survey Matter. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.1.2 <U>Permitted Exceptions to Title</U>. The Real Property shall be sold and conveyed
subject to the following exceptions to title (the &#8220;<B>Permitted Exceptions</B>&#8221;): </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) subject to Section&nbsp;4.1.1, any
state of facts that an accurate survey may show; </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) all laws, ordinances, rules and regulations of the United States, the State of
Missouri, or any agency, department, commission, bureau or instrumentality of any of the foregoing having jurisdiction over the Real Property (each, a &#8220;<B>Governmental Authority</B>&#8221;), as the same may now exist or may be hereafter
modified, supplemented or promulgated; </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) all presently existing and future liens of real estate taxes or assessments and water rates,
water meter charges, water frontage charges and sewer taxes, rents and charges, if any, provided that such items are not yet due and payable and are apportioned as provided in this Agreement; </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) any other matter or thing affecting title to the Real Property that appear in the Title Commitments as of the expiration of the Due
Diligence Period; </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(e) rights of Seller as tenant under the Scholastic Lease; </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(f) [intentionally omitted]; </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(g) all utility easements of record which do not interfere with the present use of the Real Property; and </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(h) the printed exceptions which appear in the standard form owner&#8217;s policy of the title insurance issued by the Title Company in the
State of Missouri not otherwise deleted by Seller&#8217;s delivery of the Owner&#8217;s Title Certificate. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">Under no circumstance will
Mandatory Objections constitute Permitted Exceptions. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">4.2 <U>Due Diligence Reviews Completed</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.2.1 Purchaser acknowledges that it has been provided, prior to the Effective Date, with an opportunity to conduct due diligence examinations,
reviews and inspections of all matters pertaining to the purchase of the Property, including all service contracts delivered to Purchaser, and all physical, environmental and compliance matters and conditions respecting the Property (collectively,
the &#8220;<B>Investigations</B>&#8221;). Purchaser agrees that it shall not have any <FONT STYLE="white-space:nowrap">so-called</FONT> &#8220;due diligence period&#8221; or &#8220;inspection period&#8221; under this Agreement or right to terminate
this Agreement or obtain a reduction of the Purchase Price or condition Closing upon the result of any further diligence, examinations, reviews or inspections conducted with respect to the Property or any findings in connection therewith (including
relating to the physical condition of the Property, the operation of the Property, the suitability of the Property for development or otherwise) except as set forth in Section&nbsp;4.1 or Section&nbsp;6 hereof. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">4.2.2 <U>Property Information and Confidentiality</U>. All Information (as hereinafter
defined) provided to or obtained by Purchaser, whether prior to or after the date hereof, shall be subject to the following terms and conditions: </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) Any Information provided or to be provided with respect to the Property is solely for the convenience of Purchaser and was or will be
obtained from a variety of sources. None of Seller or any agent, advisor, representative, affiliate, employee, director, officer, partner, member, beneficiary, investor, servant, shareholder, trustee or other person or entity (each, a
&#8220;<B>Person</B>&#8221;) acting on Seller&#8217;s behalf or otherwise related to or affiliated with Seller (including Seller, collectively, the &#8220;<B>Seller Related Parties</B>&#8221;) has made any independent investigation or verification
of such information and, except as expressly set forth in this Agreement, makes no (and expressly disclaims all) representations and warranties as to the truth, accuracy or completeness of the Information, or any other studies, documents, reports or
other information provided to Purchaser hereunder and expressly disclaims any implied representations as to any matter disclosed or omitted. None of the Seller Related Parties shall be liable for any mistakes, omissions, misrepresentations or any
failure to investigate the Property nor shall any of the Seller Related Parties be bound in any manner by any verbal or written statements, representations, appraisals, environmental assessment reports, or other information pertaining to the
Property or the operation thereof, except as expressly set forth in this Agreement. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) Purchaser agrees that neither Purchaser nor any
of the Purchaser&#8217;s Representatives (as hereinafter defined) shall, at any time or in any manner, either directly or indirectly, divulge, disclose or communicate to any Person, the Information, or any other knowledge or information acquired by
Purchaser or any of the Purchaser&#8217;s Representatives from any of the Seller Related Parties or by Purchaser&#8217;s own inspections and investigations, other than matters that were in the public domain at the time of receipt by such Person.
Without Seller&#8217;s prior written consent, Purchaser shall not disclose and Purchaser shall direct each of the Purchaser&#8217;s Representatives not to disclose to any Person, any of the terms, conditions or other facts concerning a potential
purchase of the Property by Purchaser, including the status of negotiations. Notwithstanding the foregoing, Purchaser may disclose such of the Information and its other reports, studies, documents and other matters generated by it and the terms of
this Agreement (i)&nbsp;as required by law or court order (provided written notice of such disclosure shall be provided to Seller and, to the extent permitted by law and reasonably practicable, such notice shall be prior to such disclosure) and
(ii)&nbsp;as Purchaser deems necessary or desirable to any of the Purchaser&#8217;s Representatives in connection with Purchaser&#8217;s Investigations and the Transaction, provided that those to whom such Information is disclosed are informed of
the confidential nature thereof and agree(s) to keep the same confidential in accordance with the terms and conditions hereof. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c)
Purchaser shall, and shall cause each of the Purchaser&#8217;s Representatives to, use reasonable care to maintain all of the Information furnished or made available to such Person in accordance with this Section&nbsp;4.2.2. If this Agreement is
terminated, then Purchaser shall, and shall cause each of the Purchaser&#8217;s Representatives to, promptly destroy or deliver to Seller all originals and copies of the Information in the possession of such Person, and to expunge and delete any of
the Information maintained on any word processing or computer system or in any other electronic form to the extent practicable, subject only to Purchaser&#8217;s right to retain copies of the Information to the extent required to comply with
Purchaser&#8217;s bona fide internal document retention or audit policy. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) As used in this Agreement, the term &#8220;<B>Information</B>&#8221; shall mean any of
the following: (i)&nbsp;all information and documents in any way relating to the Property, the operation thereof or the sale thereof, including this Agreement (including all exhibits and schedules attached hereto), all leases and contracts furnished
to, or otherwise made available (including in any electronic data room established by or on behalf of Seller) for review by, Purchaser or its directors, officers, employees, affiliates, partners, members, brokers, agents or other representatives,
including attorneys, accountants, contractors, consultants, engineers and financial advisors (collectively, the &#8220;<B>Purchaser&#8217;s Representatives</B>&#8221;), by any of the Seller Related Parties or any of their agents or representatives,
including their contractors, engineers, attorneys, accountants, consultants, brokers or advisors, and (ii)&nbsp;all analyses, compilations, data, studies, reports or other information or documents prepared or obtained by Purchaser or any of the
Purchaser&#8217;s Representatives containing, in whole or in part, the information or documents described in the preceding clause (i), the Investigations, or otherwise reflecting their review or investigation of the Property. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(e) Purchaser shall indemnify and hold harmless each of the Seller Related Parties from and against any and all claims, demands, causes of
action, losses, damages, liabilities, costs and expenses (including reasonable attorneys&#8217; fees and disbursements) (collectively, &#8220;<B>Claims</B>&#8221;) suffered or incurred by any of the Seller Related Parties and arising out of or in
connection with a breach by Purchaser or any of the Purchaser&#8217;s Representatives of the provisions of this Section&nbsp;4.2.2. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(f)
In addition to any other remedies available to Seller, Seller shall have the right to seek equitable relief, including injunctive relief and/or specific performance, against Purchaser or any of the Purchaser&#8217;s Representatives in order to
enforce the provisions of this Section&nbsp;4.2.2. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(g) The provisions of this Section&nbsp;4.2.2 shall survive a termination of this
Agreement. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">4.3 <U>Conditions Precedent to Obligations of Purchaser; No Financing Contingency</U>. The obligation of Purchaser to
consummate the Transaction shall be subject to the performance and observance, in all material respects, by Seller of all covenants, warranties and agreements of this Agreement to be performed or observed by Seller prior to or on the Closing Date
and the fulfillment on or before the Closing Date of all other conditions precedent to Closing benefiting Purchaser specifically enumerated in this Agreement, any or all of which may be waived by Purchaser in its sole discretion. Notwithstanding
anything to the contrary contained herein, Purchaser acknowledges and agrees that, while Purchaser may at its own risk attempt to obtain financing with regard to its acquisition of the Property, (i)&nbsp;Purchaser&#8217;s obtaining, or ability to
obtain, financing for its acquisition of the Property is in no way a condition to Purchaser&#8217;s performance of its obligations under this Agreement, (ii)&nbsp;Purchaser&#8217;s performance of its obligations under this Agreement is in no way
dependent or conditioned upon the availability of any financing whether generally in the marketplace or specifically in favor of Purchaser, and (iii)&nbsp;in no event shall the Closing be delayed on account of Purchaser&#8217;s obtaining, or ability
to obtain, financing. Purchaser acknowledges receipt, prior to the Effective Date, of a satisfactorily completed &#8220;know your customer&#8221; application form from Seller. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">4.4 <U>Conditions Precedent to Obligations of Seller</U>. The obligation of Seller to
consummate the Transaction shall be subject to the performance and observance, in all material respects, by Purchaser of all covenants, warranties and agreements of this Agreement to be performed or observed by Purchaser prior to or on the Closing
Date and the fulfillment on or before the Closing Date of all other conditions precedent to Closing benefiting Seller specifically enumerated in this Agreement, any or all of which may be waived by Seller in its sole discretion. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">5. <U>Closing</U>. The closing (the &#8220;<B>Closing</B>&#8221;) of the Transaction shall occur at or prior to 3:00 p.m. (Eastern time) on December&nbsp;31,
2025 or such earlier date as mutually agreed upon by Seller and Purchaser (such date, the &#8220;<B>Scheduled Closing Date</B>&#8221;) (as the same may be extended as expressly provided herein), <B>TIME BEING OF THE ESSENCE </B>with respect to
Purchaser&#8217;s obligation to close on such date, at the offices of Escrowee through an escrow and pursuant to escrow instructions consistent with the terms of this Agreement and otherwise mutually satisfactory to Seller and Purchaser<B> </B>(the
date on which the Closing shall occur being herein referred to as the &#8220;<B>Closing Date</B>&#8221;). It is contemplated that the Transaction shall be closed by means of a so called &#8220;New York Style Closing&#8221;, with the concurrent
delivery of the documents of title, the commitment to deliver the Owner&#8217;s Policy and the payment of the Purchase Price. Notwithstanding the foregoing, there shall be no requirement that Seller and Purchaser physically meet for the Closing, and
all documents and funds to be delivered at the Closing shall be delivered to Escrowee unless the parties hereto mutually agree otherwise. Seller and Purchaser also agree that disbursement of the Purchase Price, as adjusted by the prorations, shall
not be conditioned upon the recording of any document, but rather, upon the satisfaction or waiver of all conditions precedent to the Closing. The Closing shall constitute approval by each party of all matters to which such party has a right of
approval and a waiver of all conditions precedent. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">5.1 <U>Seller Deliveries</U>. At or prior to the Closing, Seller shall deliver or cause
to be delivered to Purchaser or to the Escrowee, as the case may be, the following items executed and acknowledged by Seller, as appropriate: </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.1 A deed in the form attached hereto as <U>Exhibit C</U> (a &#8220;<B>Deed</B>&#8221;) for the Algoa Road Real Property. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.2 A Deed for the East McCarty Street Real Property. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.3 A Deed for the Robinson Road Real Property. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.4 A bill of sale (the &#8220;<B>Bill of Sale</B>&#8221;), in the form attached hereto as <U>Exhibit</U><U></U><U>&nbsp;D</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.5 A certification of <FONT STYLE="white-space:nowrap">non-foreign</FONT> status in the form attached hereto as
<U>Exhibit</U><U></U><U>&nbsp;E</U>, and any required state certificate that is sufficient to exempt Seller from any state withholding requirement with respect to the Transaction. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.6 A lease for the Property commencing on the Closing Date (the &#8220;<B>Scholastic Lease</B>&#8221;), in the form attached hereto as
<U>Exhibit B</U>. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.7 A memorandum of the Scholastic Lease in the form attached hereto as <U>Exhibit H</U> (the &#8220;<B>Memo of
Lease</B>&#8221;). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.8 All applicable transfer tax forms, if any. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.9 Such further instruments as may be reasonably required by the Title Company to record
the Deeds and Memo of Lease. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.10 An owner&#8217;s title certificate in the form attached hereto as <U>Exhibit</U><U></U><U>&nbsp;F</U>
(the &#8220;<B>Owner&#8217;s Title Certificate</B>&#8221;). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.11 Evidence reasonably satisfactory to the Title Company respecting the
due organization of Seller and the due authorization and execution by Seller of this Agreement and the documents required to be delivered by Seller hereunder. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.12 A settlement statement consistent with the provisions of this Agreement prepared by Escrowee and reasonably approved by Seller and
Purchaser (the &#8220;<B>Settlement Statement</B>&#8221;). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.1.13 A certification of Seller (a &#8220;<B>Seller Update
Certificate</B>&#8221;) dated as of the Closing Date certifying that, subject to the updates permitted pursuant to this Section&nbsp;5.1.13, the representations and warranties of Seller set forth in Section&nbsp;7.1.1 of this Agreement (the
&#8220;<B>Seller Representations</B>&#8221;), remain true and correct in all material respects as of the Closing Date, it being agreed that Seller shall have the right to update the Seller Representations to reflect changes in facts and
circumstances arising from and after the Effective Date and prior to the Closing Date in order to make any such Seller Representation true and correct in all material respects, provided that such changes do not (i)&nbsp;result from a material breach
by Seller of an express covenant of Seller contained in this Agreement, or (ii)&nbsp;result in a material adverse effect on the current value of the Property or to the Purchaser. If, subject to the updates permitted by the preceding sentence of this
Section&nbsp;5.1.13, the Seller Representations shall not remain true and correct in all material respects as of the Closing Date for any reason other than a material breach by a Seller of an express covenant of Sellers contained in this Agreement
or Seller is unable to deliver a Seller Update Certificate, same shall constitute a failure of a condition to Closing and shall not constitute a default by Seller under this Agreement, and unless Purchaser elects to waive such condition,
Purchaser&#8217;s sole remedy in connection therewith shall be to terminate this Agreement by written notice to Seller and Escrowee. If Purchaser elects to terminate this Agreement pursuant to this Section&nbsp;5.1.13, (1) Escrowee shall return the
Deposit to Purchaser and (2)&nbsp;no party hereto shall have any further obligation under this Agreement except for the Surviving Obligations. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">5.2 <U>Purchaser Deliveries</U>. At or prior to the Closing, Purchaser shall deliver or cause to be delivered to Seller or to the Escrowee, as
the case may be, the following items, executed and acknowledged by Purchaser, as appropriate: </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.1 The Closing Payment required to be
paid in accordance with Section&nbsp;3.3. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.2 The Scholastic Lease. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.3 The Memo of Lease. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.4
All applicable transfer tax forms, if any. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.5 The Settlement Statement. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.6 Such further instruments as may be reasonably necessary to record the Deeds and Memo
of Lease. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">5.2.7 Evidence reasonably satisfactory to the Title Company respecting the due organization of Purchaser and the due
authorization and execution by Purchaser of this Agreement and the documents required to be delivered by Purchaser hereunder. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">5.3
<U>Closing Costs</U>. Seller shall pay (i)&nbsp;all state and county transfer taxes, including transfer taxes of the State of Missouri and of the County of Cole, payable in connection with the Transaction, if any, and (ii) 50% of the cost of
Escrowee. Purchaser shall pay (a)&nbsp;the title insurance premium for the Owner&#8217;s Policy, (b)&nbsp;the cost of any title endorsements and affirmative insurance required by Purchaser, (c)&nbsp;the cost of the Surveys (or any updates thereto),
(d) all recording charges payable in connection with the recording of the Deeds and Memo of Lease, (e)<B> </B>50% of the cost of Escrowee, and (f)&nbsp;all fees, costs or expenses in connection with Purchaser&#8217;s due diligence reviews of the
Property. Any other closing costs shall be allocated in accordance with local custom and if no local custom exists, split evenly between Seller and Purchaser. Except as expressly provided in the indemnities set forth in this Agreement, Seller and
Purchaser shall pay their respective legal, consulting and other professional fees and expenses incurred in connection with this Agreement and the Transaction and their respective shares of prorations as hereinafter provided. The provisions of this
Section&nbsp;5.3 shall survive the Closing or a termination of this Agreement. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">5.4 <U>Prorations</U>. Since Seller shall be obligated
under the Scholastic Lease to pay all real estate taxes and assessments on, and all utilities in connection with, the Real Property during the term of the Scholastic Lease (pursuant to the terms thereof), real estate taxes and assessments and
utilities shall not be prorated between Seller and Purchaser as of the Closing. The provisions of this Section&nbsp;5.4 shall survive the Closing. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">6.
<U>Condemnation or Destruction of Real Property</U>. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">6.1 If, after the Effective Date but prior to the Closing Date, Seller becomes aware
that either any portion of the Real Property is taken pursuant to eminent domain proceedings or condemnation or any of the Improvements are damaged or destroyed by fire or other casualty, then Seller shall promptly deliver, or cause to be delivered,
to Purchaser, notice of any such eminent domain proceedings or casualty including copies of any and all papers served in connection therewith.<B> </B>Seller shall have no obligation to restore, repair or replace any portion of the Real Property or
any such damage or destruction, nor to assign to Purchaser any portion of Seller&#8217;s interest in any awards or other proceeds for such taking by eminent domain or condemnation or the proceeds of any insurance collected by Seller for such damage
or destruction or any uncollected insurance proceeds which Seller may be entitled to receive from such damage or destruction, as applicable; provided, however, if this Agreement is not terminated in accordance with Section&nbsp;6.2 below, then,
following the Closing, Seller, as &#8220;Tenant&#8221; under the Scholastic Lease, shall be required to repair the affected Property in accordance with the terms of the Scholastic Lease, and any insurance proceeds or condemnation award, as
applicable, collected by Seller in connection with such casualty or condemnation shall be applied or distributed in accordance with the terms of the Scholastic Lease. Notwithstanding the foregoing, Seller and Purchaser acknowledge and agree that,
after the Closing, the terms of the Scholastic Lease shall control with respect to such casualty or condemnation; provided, however, that the form of Scholastic Lease shall be updated to provide that such casualty or condemnation shall be deemed to
have occurred as of the Closing Date. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">6.2 If such casualty damages or destroys, or if such eminent domain proceedings results in
the taking of, 500,000 square feet or more in the aggregate of the Improvements (in each case, as determined by an independent third party architect or engineer selected by Seller and reasonably approved by Purchaser), then, in each such case, each
of Seller and Purchaser shall have the right to terminate this Agreement by notice to the other party given within ten (10)&nbsp;days after Seller&#8217;s notification to Purchaser of the estimated amount of aggregate square feet of the Improvements
damaged or destroyed by such casualty or taken by such eminent domain proceedings, as the case may be. In any instance where this Agreement is terminated pursuant to this Section&nbsp;6.2, the Deposit shall, provided that Purchaser is not otherwise
in default of its obligations pursuant to this Agreement, be promptly returned to Purchaser, and this Agreement and the obligations of the parties hereunder shall terminate (and no party hereto shall have any further obligation under this Agreement
except for the Surviving Obligations). The parties hereby waive the provisions of any statute which provides for a different outcome or treatment in the event of a casualty or a condemnation or eminent domain proceeding. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">6.3 The provisions of this Section&nbsp;6 shall survive the Closing or a termination of this Agreement. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">7. <U>Representations, Warranties and Covenants</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">7.1 <U>Representations, Warranties and Covenants of Seller</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.1.1 <U>Representations and Warranties of Seller</U>. Subject to the provisions of this Section&nbsp;7.1.1, Seller hereby represents to
Purchaser that: </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) <U>Due Authority</U>. This Agreement has been duly authorized, executed, and delivered by, and is binding upon,
Seller, and each agreement, instrument and document herein provided to be executed by Seller on the Closing Date will be duly authorized, executed, and delivered by, and be binding upon, Seller, and enforceable against Seller in accordance with its
terms, except as enforceability may be limited by bankruptcy, insolvency, reorganization, moratorium or similar laws of general application affecting the rights and remedies of creditors. Seller has taken all action required of Seller to execute,
deliver, subject to any consents or waivers required to be obtained prior to the Closing, and perform its obligations under this Agreement. Seller is a corporation, duly organized and validly existing and in good standing under the laws of the State
of New York, and is, or on the Closing Date will be, duly authorized and qualified to do all things required of it under this Agreement. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) <U>Leases</U>. There are no space leases, licenses or other similar occupancy agreements to which Seller is a party or is bound affecting
any portion of the Real Property that may be binding upon Purchaser after the Closing, other than the Scholastic Lease. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c)
<U>Contracts</U>. To the actual knowledge of Seller, there are no maintenance, service and supply contracts, equipment leases or leasing commission agreements providing for payments for the procurement of tenants to which Seller is a party or is
bound affecting any portion of the Property that will be binding upon Purchaser after the Closing. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) <U>Litigation; Condemnation</U>. Other than claims that are, to the actual knowledge of
Seller, covered by insurance (subject to any deductible), to the actual knowledge of Seller, there is no material pending or threatened in writing (i)&nbsp;action, proceeding, litigation or governmental investigation against Seller with respect to
the Real Property or against the Real Property, or (ii)&nbsp;condemnation action with respect to the Real Property. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(e) <U>No
Insolvency</U>. Seller has not: (i)&nbsp;made a general assignment for the benefit of creditors, (ii)&nbsp;filed a petition for voluntary bankruptcy or filed a petition or answer seeking reorganization or any arrangement or composition, extension,
or readjustment of its indebtedness, (iii)&nbsp;consented in writing in any creditor&#8217;s proceeding, to the appointment of a receiver or trustee for Seller or any of its property, or (iv)&nbsp;been named as a debtor in an involuntary bankruptcy
proceeding. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(f) <U><FONT STYLE="white-space:nowrap">Non-Foreign</FONT> Person</U>. Seller is not a &#8220;foreign person&#8221; as
defined in Section&nbsp;1445 of the Internal Revenue Code, as amended (the &#8220;<B>Code</B>&#8221;). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(g) <U>Options to Purchase.</U>
Except pursuant to this Agreement, Seller has not granted to any person or entity the right or option (including any right of first refusal or right of first offer) to purchase all or any part of the Real Property which remains in full force and
effect. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(h) <U>OFAC, PATRIOT Act, and Anti-Money Laundering Compliance</U>. None of (A)&nbsp;Seller; (B) any Person controlling or
controlled by Seller, directly or indirectly, including but not limited to any Person or Persons owning, in the aggregate, a fifty percent (50%) or greater direct or indirect ownership interest in Seller; or (C)&nbsp;any Officer or Director of
Seller is: (1)&nbsp;a country, territory, government, government instrumentality, individual or entity subject to sanctions under any U.S. federal, state, or local law or regulation, or <FONT STYLE="white-space:nowrap">non-U.S.</FONT> law or
regulation, including but not limited to any Executive Order issued by the President of the United States or any regulation administered by the Office of Foreign Assets Control of the United States Department of the Treasury, including but not
limited to identification as a Specially Designated National or blocked person, or identification on the Denied Persons List, the Entity List, or the Unverified List maintained by the Bureau of Industry&nbsp;&amp; Security, U.S. Department of
Commerce, or under any order or regulation of (a)&nbsp;the United Nations; (b)&nbsp;the European Union or any of its member states; (c)&nbsp;His Majesty&#8217;s Treasury of the United Kingdom; or (d)&nbsp;any other governmental authority; (2)&nbsp;a
Foreign Terrorist Organization designated by the United States Department of State, or (3)&nbsp;an individual or entity who the Seller knows, or reasonably should know, has engaged in or engages in terrorist activity, or has provided or provides
material support or resources for terrorist activities or terrorist organizations, as prohibited by U.S. law, including but not limited to the USA PATRIOT Act, P.L. <FONT STYLE="white-space:nowrap">107-56.</FONT> </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(i) <U>Environmental Matters</U>. To the actual knowledge of Seller, Seller has not received written notice from any governmental authority of
(i)&nbsp;any violation at the Real Property of laws relating to Hazardous Materials (as hereinafter defined) which remains uncured in any material respects, or (ii)&nbsp;any liabilities for investigation, response, remediation, or <FONT
STYLE="white-space:nowrap">clean-up</FONT> relating to Hazardous Materials at the Real Property, which liabilities are asserted against Seller or the Real Property that will be the obligation of Purchaser after the Closing Date. For purposes of this
Agreement, the term &#8220;<B>Hazardous Materials</B>&#8221; shall mean (a)&nbsp;any toxic substance or hazardous waste, hazardous substance or related hazardous material; (b)&nbsp;asbestos in any form
</P>
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which is or could become friable, urea formaldehyde foam insulation, transformers or other equipment which contain dielectric fluid containing levels of polychlorinated biphenyls in excess of
presently existing federal, state or local safety guidelines, whichever are more stringent; and (c)&nbsp;any substance, material or chemical which is defined as or included in the definition of &#8220;hazardous substances&#8221;, &#8220;toxic
substances&#8221;, &#8220;hazardous materials&#8221;, &#8220;hazardous wastes&#8221; or words of similar import under any federal, state or local statute, law, code, or ordinance or under the regulations adopted or guidelines promulgated pursuant
thereto, including the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. &#167;9061 <U>et</U> <U>seq.</U>; the Hazardous Materials Transportation Act, as amended, 49 U.S.C. &#167;1801, <U>et</U>
<U>seq.</U>; the Resource Conservation and Recovery Act, as amended, 42 U.S.C. &#167;6901, <U>et</U> <U>seq.</U>; and the Federal Water Pollution Control Act, as amended, 33 U.S.C. &#167;1251, <U>et</U> <U>seq.</U>, provided, however, that the term
&#8220;Hazardous Material&#8221; shall not include (x)&nbsp;motor oil and gasoline contained in or discharged from vehicles not used primarily for the transport of motor oil or gasoline, (y)&nbsp;mold or (z)&nbsp;materials which are stored or used
in the ordinary course of operating the Real Property.<B> </B> </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">Notwithstanding anything contained in this Agreement to the contrary, but
subject to the terms of Sections&nbsp;7.2.1 and 7.2.2, the representations and warranties of Seller set forth in Sections 7.1.1(b) and&nbsp;7.1.1(c) exclude, and Seller is not providing any representation or warranty, as to any contracts, leases,
licenses or agreements that are terminated prior to the Closing. The provisions of this paragraph shall survive the Closing. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">Notwithstanding anything contained in this Agreement to the contrary, (i)&nbsp;if any of the representations or warranties of Seller
contained in this Agreement or in any document or instrument delivered in connection herewith are false or inaccurate or if Seller is in breach or default of any of its obligations under this Agreement and if either (x)&nbsp;on or prior to the
Effective Date, Purchaser shall have had actual knowledge of the false or inaccurate representations or warranties or other breach or default, or (y)&nbsp;the accurate state of facts pertinent to such false or inaccurate representations or
warranties or evidence of such other breach or default was contained in any of the Information furnished or made available to or otherwise obtained by Purchaser on or prior to the Effective Date, then Seller shall have no liability or obligation
respecting such representations or warranties that are false or inaccurate or such other breach or default (and Purchaser shall have no cause of action or right to terminate this Agreement with respect thereto), and the representations and
warranties of Seller shall be deemed modified to the extent necessary to eliminate such false and inaccurate information and to make such representations and warranties true and accurate in all respects; and (ii)&nbsp;if any of the representations
or warranties of Seller that survive Closing contained in this Agreement or in any document or instrument delivered in connection herewith are false or inaccurate, or if Seller is in breach or default of any of its obligations under this Agreement
that survive Closing, and if either (x)&nbsp;following the expiration of the Effective Date but prior to Closing, Purchaser shall obtain actual knowledge of such false or inaccurate representations or warranties or such other breach or default, or
(y)&nbsp;the accurate state of facts pertinent to such false or inaccurate representations or warranties or evidence of such other breach or default was contained in any of the Information furnished or made available to or otherwise obtained by
Purchaser following the Effective Date and, in either case, the Transaction closes, then Purchaser shall be deemed to have waived such breach or default, Seller shall have no liability or obligation respecting such false or inaccurate
representations or warranties or such other breach or default, and Purchaser shall have no cause of action with respect thereto. The provisions of this paragraph shall survive the Closing. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">References to the &#8220;knowledge&#8221;, &#8220;best knowledge&#8221; and/or
&#8220;actual knowledge&#8221; of Seller or words of similar import shall refer only to the current actual (as opposed to implied or constructive) knowledge of Jonathan Feldberg, Vice President, Corporate Real Estate and Facilities, and shall not be
construed, by imputation or otherwise, to refer to the knowledge of Seller or any parent, subsidiary or affiliate of Seller or to any other officer, agent, manager, representative or employee of Seller or to impose upon Jonathan Feldberg any duty to
investigate the matter to which such actual knowledge, or the absence thereof, pertains. Notwithstanding anything to the contrary contained in this Agreement, Jonathan Feldberg shall have no personal liability hereunder. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">The representations and warranties of Seller set forth in this Section&nbsp;7.1.1 and the Seller Update Certificate shall survive the Closing
for a period of one hundred eighty (180)&nbsp;days (the &#8220;<B>Survival Period</B>&#8221;). In furtherance thereof, Purchaser acknowledges and agrees that it shall have no right to make any claim against Seller on account of any breach of any
representations or warranties set forth in this Section&nbsp;7.1.1 or the Seller Update Certificate unless Purchaser notifies Seller in writing of such breach prior to the expiration of the Survival Period set forth in this paragraph. To the fullest
extent permitted by law, the foregoing shall constitute the express intent of the parties that Purchaser&#8217;s right to bring claims on account of Seller&#8217;s breach of its representations and warranties contained in this Section&nbsp;7.1.1 or
the Seller Update Certificate shall be deemed waived by Purchaser if such written notice is not timely given by Purchaser. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.1.2
<U>GENERAL DISCLAIMER</U>. EXCEPT AS SPECIFICALLY SET FORTH IN SECTIONS&nbsp;7.1.1 AND 10.1.1 OF THIS AGREEMENT OR IN ANY OF THE DOCUMENTS EXECUTED AND DELIVERED BY SELLER AT CLOSING, THE SALE OF THE PROPERTY HEREUNDER IS AND WILL BE MADE ON AN
&#8220;AS IS&#8221;, &#8220;WHERE IS,&#8221; AND &#8220;WITH ALL FAULTS&#8221; BASIS, WITHOUT REPRESENTATIONS AND WARRANTIES OF ANY KIND OR NATURE, EXPRESS, IMPLIED OR OTHERWISE, INCLUDING ANY REPRESENTATION OR WARRANTY CONCERNING TITLE TO THE
PROPERTY, THE PHYSICAL CONDITION OF THE PROPERTY (INCLUDING THE CONDITION OF THE SOIL, AIR, WATER OR THE IMPROVEMENTS), THE ENVIRONMENTAL CONDITION OF THE PROPERTY (INCLUDING THE PRESENCE OR ABSENCE OF HAZARDOUS SUBSTANCES ON OR AFFECTING THE
PROPERTY), THE COMPLIANCE OF THE PROPERTY WITH APPLICABLE LAWS AND REGULATIONS (INCLUDING ZONING AND BUILDING CODES OR THE STATUS OF DEVELOPMENT OR USE RIGHTS RESPECTING THE REAL PROPERTY), THE FINANCIAL CONDITION OF THE PROPERTY OR ANY OTHER
REPRESENTATION OR WARRANTY RESPECTING ANY INCOME, EXPENSES, CHARGES, LIENS OR ENCUMBRANCES, RIGHTS OR CLAIMS ON, AFFECTING OR PERTAINING TO THE PROPERTY OR ANY PART THEREOF. PURCHASER ACKNOWLEDGES THAT, PRIOR TO THE EXECUTION OF THIS AGREEMENT,
PURCHASER HAS EXAMINED ALL MATTERS WHICH IN PURCHASER&#8217;S JUDGMENT BEAR UPON THE PROPERTY AND ITS VALUE AND SUITABILITY FOR PURCHASER&#8217;S PURPOSES. PURCHASER IS A SOPHISTICATED PURCHASER WHO IS FAMILIAR WITH THE OWNERSHIP AND OPERATION OF
REAL ESTATE PROJECTS SIMILAR TO THE PROPERTY AND THAT PURCHASER HAS HAD OR WILL HAVE ADEQUATE OPPORTUNITY TO COMPLETE ALL PHYSICAL AND FINANCIAL EXAMINATIONS (INCLUDING ALL OF THE EXAMINATIONS, REVIEWS AND INVESTIGATIONS REFERRED TO IN
SECTION&nbsp;4) RELATING TO THE ACQUISITION OF </P>
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THE PROPERTY HEREUNDER IT DEEMS NECESSARY, AND WILL ACQUIRE THE SAME SOLELY ON THE BASIS OF AND IN RELIANCE UPON SUCH EXAMINATIONS AND THE TITLE INSURANCE PROTECTION AFFORDED BY THE OWNER&#8217;S
POLICY AND NOT ON ANY INFORMATION PROVIDED OR TO BE PROVIDED BY SELLER (OTHER THAN AS EXPRESSLY PROVIDED IN SECTIONS&nbsp;7.1.1 AND 10.1.1 OF THIS AGREEMENT). EXCEPT AS TO MATTERS SPECIFICALLY SET FORTH IN THIS AGREEMENT: (A)&nbsp;PURCHASER WILL
ACQUIRE THE PROPERTY SOLELY ON THE BASIS OF ITS OWN PHYSICAL AND FINANCIAL EXAMINATIONS, REVIEWS AND INSPECTIONS AND THE TITLE INSURANCE PROTECTION AFFORDED BY THE OWNER&#8217;S POLICY, AND (B)&nbsp;WITHOUT LIMITING THE FOREGOING (OTHER THAN AS
EXPRESSLY PROVIDED IN SECTIONS&nbsp;7.1.1 AND 10.1.1 OF THIS AGREEMENT), PURCHASER WAIVES ANY RIGHT IT OTHERWISE MAY HAVE AT LAW OR IN EQUITY, INCLUDING THE RIGHT TO SEEK DAMAGES FROM SELLER IN CONNECTION WITH THE ENVIRONMENTAL CONDITION OF THE
PROPERTY, INCLUDING ANY RIGHT OF CONTRIBUTION UNDER THE COMPREHENSIVE ENVIRONMENTAL RESPONSE COMPENSATION AND LIABILITY ACT. <B></B>THE PROVISIONS OF THIS SECTION&nbsp;7.1.2 SHALL SURVIVE THE CLOSING. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">7.2 <U>Interim Covenants of Seller</U>. Until the Closing Date or the sooner termination of this Agreement in accordance with the terms and
conditions of this Agreement: </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.2.1 Seller shall use commercially reasonable efforts to continue to operate and maintain the Property in
substantially the same manner as prior hereto pursuant to Seller&#8217;s normal course of business (which obligations shall not include any obligation to make capital expenditures or expenditures not incurred in Seller&#8217;s normal course of
business), subject to (i)&nbsp;reasonable wear and tear and further subject to destruction by casualty or other events beyond the control of Seller, and (ii)&nbsp;any limitations imposed upon the Property and/or the Seller by applicable laws, rules
or regulations, including any quarantine, &#8220;shelter in place&#8221;, &#8220;stay at home&#8221;, workforce reduction mandates, social distancing, shutdown, closure, sequester or any other law, order, directive, guidelines or recommendations
issued or promulgated by any applicable Governmental Authority in connection with or, in response to, any global, national or local pandemic, epidemic or other public health emergency. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.2.2 Seller may modify, extend, renew or terminate or permit the expiration of contracts or enter into any new contracts without
Purchaser&#8217;s consent; provided that Seller&#8217;s interest in any such new contracts do not by their terms automatically transfer to Purchaser at Closing. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.2.3 Seller shall not, during the term of this Agreement, enter into any new leases without the prior written consent of Purchaser, which
consent may be granted or withheld in Purchaser&#8217;s sole discretion. Notwithstanding the foregoing or anything to the contrary set forth in this Agreement, Purchaser&#8217;s failure to disapprove any request for consent by Seller under this
Section&nbsp;7.2.3 within five (5)&nbsp;days following Seller&#8217;s request therefor shall be deemed to constitute Purchaser&#8217;s consent thereto; provided, such lease will, by its express terms, be subject and subordinate to the Scholastic
Lease. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.2.4 Seller shall keep in force and effect the insurance policies currently carried by
Seller with respect to the Property or policies providing similar coverage through the Closing Date to the extent such insurance policies continue to be commercially available at commercially reasonable rates. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">7.3 <U>Representations, Warranties and Covenants of Purchaser</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.3.1 <U>Representations and Warranties of Purchaser</U>. Purchaser hereby represents and warrants to Seller that, as of the Effective Date and
as of the Closing Date: </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) <U>Due Authority</U>. This Agreement has been duly authorized, executed, and delivered by, and is binding
upon, Purchaser, and each agreement, instrument and document herein provided to be executed by Purchaser on the Closing Date will be duly authorized, executed, and delivered by, and be binding upon, Purchaser, and enforceable against Purchaser in
accordance with its terms, except as enforceability may be limited by bankruptcy, insolvency, reorganization, moratorium or similar laws of general application affecting the rights and remedies of creditors. Purchaser has taken all action required
of Purchaser to execute, deliver, subject to any consents or waivers required to be obtained prior to the Closing, and perform its obligations under this Agreement. Purchaser is a limited liability company, duly organized, validly existing, and in
good standing under the laws of the State of Delaware and is, or will be prior to the Closing, duly authorized and qualified to do all things required of it under this Agreement. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) <U>Litigation</U>. To the best of Purchaser&#8217;s knowledge, there is no material pending or threatened litigation action against
Purchaser that could reasonably be expected to adversely impact Purchaser&#8217;s ability to perform its obligations under this Agreement. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) <U>No Insolvency</U>. Purchaser has not and as of the Closing Date will not have: (i)&nbsp;made a general assignment for the benefit of
creditors, (ii)&nbsp;filed a petition for voluntary bankruptcy or filed a petition or answer seeking reorganization or any arrangement or composition, extension, or readjustment of its indebtedness, (iii)&nbsp;consented in writing, in any
creditor&#8217;s proceeding, to the appointment of a receiver or trustee for Purchaser or any of its property, or (iv)&nbsp;been named as a debtor in an involuntary bankruptcy proceeding. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) <U>OFAC, PATRIOT Act, and Anti-Money Laundering Compliance</U>. The amounts payable by Purchaser to Seller hereunder are not and were not,
directly or indirectly, derived from activities in contravention of U.S. federal, state, or local laws or regulations, or any <FONT STYLE="white-space:nowrap">non-U.S.</FONT> law or regulation (including anti-money laundering laws and regulations).
None of (A)&nbsp;Purchaser; (B) any Person controlling or controlled by Purchaser, directly or indirectly, including but not limited to any Person or Persons owning, in the aggregate, a fifty percent (50%) or greater direct or indirect ownership
interest in Purchaser; (C)&nbsp;any Person, to the knowledge of Purchaser, having a legal or beneficial interest in Purchaser; or (D)&nbsp;any Officer or Director or (to the knowledge of Purchaser) any employee, agent, or representative of Purchaser
(including any person acting in such capacity for or on behalf of Purchaser); or (E)&nbsp;any Person for whom Purchaser is acting as agent or nominee or otherwise in connection with the Transaction; is: (1)&nbsp;a country, territory, government,
government instrumentality, individual or entity subject to sanctions under any U.S. federal, state, or local law or regulation, or <FONT STYLE="white-space:nowrap">non-U.S.</FONT> law or regulation, including but not limited to any Executive Order
issued by the President of the United States or </P>
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any regulation administered by the Office of Foreign Assets Control of the United States Department of the Treasury, including but not limited to identification as a Specially Designated National
or blocked person, or identification on the Denied Persons List, the Entity List, or the Unverified List maintained by the Bureau of Industry&nbsp;&amp; Security, U.S. Department of Commerce, or under any order or regulation of (a)&nbsp;the United
Nations; (b)&nbsp;the European Union or any of its member states; (c)&nbsp;His Majesty&#8217;s Treasury of the United Kingdom; or (d)&nbsp;any other governmental authority; (2)&nbsp;a Foreign Terrorist Organization designated by the United States
Department of State, or (3)&nbsp;an individual or entity who the Purchaser knows, or reasonably should know, has engaged in or engages in terrorist activity, or has provided or provides material support or resources for terrorist activities or
terrorist organizations, as prohibited by U.S. law, including but not limited to the USA PATRIOT Act, P.L. <FONT STYLE="white-space:nowrap">107-56.</FONT> </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">7.3.2 <U>Survival</U>. The representations and warranties of Purchaser set forth in Section&nbsp;7.3.1 shall survive the Closing for the
Survival Period. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">8. <U>Release</U>. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">8.1
<U>Intentionally Omitted</U>. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">8.2 <U>RELEASE</U>. EFFECTIVE AS OF THE CLOSING, EXCEPT WITH RESPECT TO CLAIMS ARISING FROM OBLIGATIONS OF
SELLER UNDER THIS AGREEMENT THAT EXPRESSLY SURVIVE THE CLOSING, PURCHASER AND PURCHASER&#8217;S AFFILIATES SHALL BE DEEMED TO HAVE RELEASED EACH OF THE SELLER RELATED PARTIES FROM ALL CLAIMS WHICH PURCHASER OR ANY AGENT, REPRESENTATIVE, AFFILIATE,
EMPLOYEE, DIRECTOR, OFFICER, PARTNER, MEMBER, SERVANT, SHAREHOLDER OR OTHER PERSON OR ENTITY ACTING ON BEHALF OF OR OTHERWISE RELATED TO OR AFFILIATED WITH PURCHASER HAS OR MAY HAVE ARISING FROM OR RELATED TO ANY MATTER OR THING RELATED TO OR IN
CONNECTION WITH THE PROPERTY INCLUDING THE DOCUMENTS AND INFORMATION REFERRED TO HEREIN, ANY CONSTRUCTION DEFECTS, ERRORS OR OMISSIONS IN THE DESIGN OR CONSTRUCTION OF ALL OR ANY PORTION OF THE PROPERTY AND ANY ENVIRONMENTAL CONDITIONS, AND
PURCHASER SHALL NOT LOOK TO ANY OF THE SELLER RELATED PARTIES IN CONNECTION WITH THE FOREGOING FOR ANY REDRESS OR RELIEF. THIS RELEASE SHALL BE GIVEN FULL FORCE AND EFFECT ACCORDING TO EACH OF ITS EXPRESSED TERMS AND PROVISIONS, INCLUDING THOSE
RELATING TO UNKNOWN AND UNSUSPECTED CLAIMS, DAMAGES AND CAUSES OF ACTION. NOTHING IN THIS AGREEMENT SHALL LIMIT OR IN ANY WAY AFFECT THE OBLIGATIONS OF SELLER AS &#8220;TENANT&#8221; UNDER THE SCHOLASTIC LEASE OR ANY RIGHTS OF PURCHASER AS
&#8220;LANDLORD&#8221; THEREUNDER. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">8.3 <U>Survival</U>. The provisions of this Section&nbsp;8 shall survive the Closing or a termination
of this Agreement. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">9. <U>Remedies For Default and Disposition of the Deposit</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">9.1 <U>SELLER DEFAULTS</U>. IF THE TRANSACTION SHALL NOT BE CLOSED BY REASON OF SELLER&#8217;S BREACH OR DEFAULT UNDER THIS AGREEMENT, AND SUCH
BREACH OR DEFAULT IS NOT CURED BY SELLER WITHIN FIVE (5)&nbsp;DAYS AFTER WRITTEN NOTICE OF SUCH BREACH OR DEFAULT FROM PURCHASER, THEN PURCHASER SHALL HAVE, SUBJECT TO THE EXPRESS TERMS OF THIS SECTION 9.1, AS ITS SOLE AND EXCLUSIVE REMEDIES (ALL
OTHER RIGHTS AND/OR REMEDIES, WHETHER AVAILABLE AT LAW OR IN EQUITY, BEING IRREVOCABLY WAIVED) THE RIGHT TO EITHER (A)&nbsp;TERMINATE THIS AGREEMENT (IN WHICH EVENT THE DEPOSIT<B> </B>SHALL BE RETURNED TO PURCHASER,<B> </B>SELLER SHALL PAY TO
PURCHASER AN AMOUNT EQUAL TO PURCHASER&#8217;S REIMBURSABLE DUE DILIGENCE EXPENSES (AS HEREINAFTER DEFINED), AND NEITHER PARTY HERETO SHALL HAVE ANY FURTHER OBLIGATION OR LIABILITY TO THE OTHER EXCEPT FOR THE SURVIVING OBLIGATIONS, PURCHASER HEREBY
WAIVING ANY RIGHT OR CLAIM TO DAMAGES FOR SELLER&#8217;S BREACH OR DEFAULT), OR (B)&nbsp;IF SELLER SHALL WILLFULLY FAIL TO TRANSFER THE PROPERTY PURSUANT TO AND IN ACCORDANCE WITH THE TERMS OF THIS AGREEMENT, SPECIFICALLY ENFORCE SELLER&#8217;S
OBLIGATION TO TRANSFER THE PROPERTY (IT BEING ACKNOWLEDGED THAT THE REMEDY OF SPECIFIC PERFORMANCE SHALL NOT BE APPLICABLE TO ANY OTHER COVENANT OR AGREEMENT OF SELLER CONTAINED HEREIN); PROVIDED THAT PURCHASER MUST GIVE SELLER WRITTEN NOTICE THAT
IT INTENDS TO BRING AN ACTION FOR SPECIFIC PERFORMANCE AGAINST SELLER (&#8220;<B>PURCHASER</B><B>&#8217;</B><B>S SPECIFIC PERFORMANCE NOTICE</B>&#8221;) WITHIN THIRTY (30)&nbsp;DAYS OF SELLER&#8217;S BREACH OR DEFAULT, AND PURCHASER&#8217;S FAILURE
TO DELIVER THE PURCHASER&#8217;S SPECIFIC PERFORMANCE NOTICE WITHIN SAID <FONT STYLE="white-space:nowrap">30-DAY</FONT> PERIOD SHALL CONSTITUTE A WAIVER BY PURCHASER OF SUCH RIGHT AND REMEDY. AS USED HEREIN, &#8220;<B>PURCHASER</B><B>&#8217;</B><B>S
REIMBURSABLE DUE DILIGENCE EXPENSES</B>&#8221; SHALL MEAN AND REFER TO THIRD-PARTY <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">OUT-OF-POCKET</FONT></FONT> EXPENSES ACTUALLY INCURRED BY PURCHASER IN CONNECTION WITH THE
NEGOTIATION OF THIS AGREEMENT AND DUE DILIGENCE OF THIS TRANSACTION<B> </B>PRIOR TO THE TERMINATION OF THIS AGREEMENT BY PURCHASER IN AN AMOUNT NOT TO EXCEED ONE HUNDRED FIFTY THOUSAND AND 00/100 DOLLARS ($150,000.00) IN THE AGGREGATE; PROVIDED THAT
SELLER&#8217;S OBLIGATION HEREUNDER TO REIMBURSE PURCHASER FOR PURCHASER&#8217;S REIMBURSABLE DUE DILIGENCE EXPENSES SHALL RELATE ONLY TO PURCHASER&#8217;S REIMBURSABLE DUE DILIGENCE EXPENSES WITH RESPECT TO WHICH PURCHASER DELIVERS TO SELLER A
THIRD-PARTY INVOICE (WITH REASONABLE SUPPORTING INFORMATION AND DOCUMENTATION AND EVIDENCE OF PAYMENT) WITHIN THIRTY (30)&nbsp;DAYS AFTER THE DATE ON WHICH PURCHASER GIVES SELLER WRITTEN NOTICE OF PURCHASER&#8217;S TERMINATION OF THIS AGREEMENT. IF
PURCHASER SHALL NOT HAVE DELIVERED THE PURCHASER&#8217;S SPECIFIC PERFORMANCE NOTICE TO SELLER WITHIN THE AFOREMENTIONED TIME PERIOD OR SO NOTIFIED SELLER OF ITS ELECTION TO TERMINATE THIS AGREEMENT, PURCHASER SHALL BE DEEMED FOR ALL PURPOSES OF
THIS AGREEMENT TO HAVE ELECTED TO TERMINATE THIS AGREEMENT IN ACCORDANCE WITH CLAUSE (A)&nbsp;ABOVE.<B> </B>IF SPECIFIC PERFORMANCE IS UNAVAILABLE BECAUSE SELLER HAS SOLD THE PROPERTY TO A BONA FIDE PURCHASER FOR VALUE FOR A PURCHASE
</P>
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PRICE IN EXCESS OF THE PURCHASE PRICE, PURCHASER SHALL HAVE THE RIGHT TO SUE SELLER FOR &#8220;BENEFIT OF THE BARGAIN&#8221; DAMAGES (I.E. THE DIFFERENCE BETWEEN THE PURCHASE PRICE PAID BY SUCH
BONA FIDE PURCHASER AND THE PURCHASE PRICE); PROVIDED, HOWEVER, THAT AS A CONDITION PRECEDENT TO PURCHASER EXERCISING ANY RIGHT IT MAY HAVE TO BRING SUCH A DAMAGE ACTION AS A RESULT OF SELLER&#8217;S SALE OF THE PROPERTY TO A BONA FIDE PURCHASER FOR
VALUE, PURCHASER MUST DELIVER WRITTEN NOTICE TO SELLER WITHIN THIRTY (30)&nbsp;DAYS AFTER THE OCCURRENCE OF SUCH BREACH OR DEFAULT THAT PURCHASER INTENDS TO COMMENCE SUCH AN ACTION AND PURCHASER AGREES THAT FAILURE TO NOTIFY SELLER OF ITS INTENTION
TO COMMENCE SUCH ACTION FOR &#8220;BENEFIT OF THE BARGAIN&#8221; DAMAGES WITHIN SUCH THIRTY (30)&nbsp;DAY PERIOD SHALL BE DEEMED A WAIVER OF SUCH RIGHT TO BRING SUCH ACTION. ANYTHING TO THE CONTRARY CONTAINED HEREIN, NOTHING IN THIS AGREEMENT SHALL
BE CONSTRUED TO LIMIT PURCHASER&#8217;S RIGHTS TO LITIGATION COSTS IN ACCORDANCE WITH SECTION 10.11 HEREOF. NOTWITHSTANDING THE FOREGOING OR ANYTHING TO THE CONTRARY IN THIS AGREEMENT, EXCEPT IN CONNECTION WITH AN ACTION FOR SPECIFIC PERFORMANCE,
PURCHASER HEREBY WAIVES ANY RIGHT TO FILE ANY LIS PENDENS, NOTICE OF PENDENCY OF ACTION OR OTHER SIMILAR NOTICE OR FORM OF ATTACHMENT AGAINST THE PROPERTY. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">9.2 <U>PURCHASER DEFAULTS</U>. IF THE TRANSACTION SHALL NOT BE CLOSED BY REASON OF PURCHASER&#8217;S BREACH OR DEFAULT UNDER THIS AGREEMENT,
AND SUCH BREACH OR DEFAULT IS NOT CURED BY PURCHASER WITHIN FIVE (5)&nbsp;DAYS AFTER WRITTEN NOTICE OF SUCH BREACH OR DEFAULT FROM SELLER, THEN SELLER SHALL HAVE THE RIGHT TO TERMINATE THIS AGREEMENT UPON WRITTEN NOTICE TO PURCHASER AND RETAIN THE
DEPOSIT, WHICH SHALL BE SELLER&#8217;S SOLE AND EXCLUSIVE REMEDY UNDER THIS AGREEMENT, SUBJECT TO THE SURVIVING OBLIGATIONS; PROVIDED, HOWEVER, NOTHING IN THIS AGREEMENT SHALL BE CONSTRUED TO LIMIT SELLER&#8217;S RIGHTS OR DAMAGES UNDER ANY
INDEMNITIES GIVEN BY PURCHASER TO SELLER UNDER THIS AGREEMENT OR LIMIT SELLER&#8217;S RIGHTS OR REMEDIES IF PURCHASER FILES OR CAUSES TO BE FILED ANY LIS PENDENS, NOTICE OF PENDENCY OF ACTION, OR OTHER SIMILAR NOTICE OR FORM OF ATTACHMENT AGAINST
THE PROPERTY EXCEPT IN COMPLIANCE WITH THIS AGREEMENT OR LIMIT SELLER&#8217;S RIGHTS UNDER THE PROVISIONS OF SECTION 4.2.2(F) OF THIS AGREEMENT OR TO LIMIT SELLER&#8217;S RIGHTS TO LITIGATION COSTS IN ACCORDANCE WITH SECTION&nbsp;10.11. IN
CONNECTION WITH THE FOREGOING, PURCHASER EXPRESSLY AGREES THAT THE PROVISIONS OF THIS SECTION&nbsp;9.2 ARE REASONABLE UNDER THE CIRCUMSTANCES AND THE PARTIES RECOGNIZE THAT SELLER WILL INCUR EXPENSE IN CONNECTION WITH THE TRANSACTION AND THAT THE
PROPERTY WILL BE REMOVED FROM THE MARKET; FURTHER, THAT IT IS EXTREMELY DIFFICULT AND IMPRACTICABLE TO ASCERTAIN THE EXTENT OF DETRIMENT TO SELLER CAUSED BY THE BREACH OR DEFAULT BY PURCHASER UNDER THIS AGREEMENT AND THE FAILURE OF THE CONSUMMATION
OF THE TRANSACTION OR THE AMOUNT OF COMPENSATION SELLER SHOULD RECEIVE AS A RESULT OF PURCHASER&#8217;S BREACH OR DEFAULT. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">9.3 <U>Disposition of Deposit</U>. If the Transaction shall close, then the Deposit shall be
applied as a partial payment of the Purchase Price. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">9.4 <U>Survival</U>. The provisions of this Section&nbsp;9 shall survive a termination
of this Agreement. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">10. <U>Miscellaneous</U>. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.1 <U>Brokers</U>. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.1.1
Except as provided in Section&nbsp;10.1.2 below, Seller represents and warrants to Purchaser, and Purchaser represents and warrants to Seller, that no broker or finder has been engaged by it, respectively, in connection with the Transaction. In the
event of a claim for broker&#8217;s or finder&#8217;s fee or commissions in connection with the sale contemplated by this Agreement, then Seller shall indemnify, defend and hold harmless Purchaser from the same if it shall be based upon any
statement or agreement alleged to have been made by Seller, and Purchaser shall indemnify, defend and hold harmless Seller from the same if it shall be based upon any statement or agreement alleged to have been made by Purchaser. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.1.2 If and only if the Transaction closes, Seller has agreed to pay a brokerage commission to Zimmer Real Estate Services, L.C. d/b/a
Newmark Zimmer and Newmark Midwest Region, LLC d/b/a Newmark (collectively, &#8220;<B>Broker</B>&#8221;) pursuant to a separate written agreement with Broker, subject in all respects to the terms and conditions of such separate written agreement.
Section&nbsp;10.1.1 hereof is not intended to apply to leasing commissions incurred in accordance with this Agreement. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.2 <U>Limitation
of Liability</U>. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.2.1 Notwithstanding anything to the contrary contained in this Agreement or any documents executed in connection
herewith, if the Closing of the Transaction shall have occurred, (i)&nbsp;the aggregate liability of Seller arising pursuant to or in connection with the representations, warranties, indemnifications, covenants or other obligations (whether express
or implied) of Seller under this Agreement or any document or certificate executed or delivered in connection herewith shall not exceed One Million Nine Hundred Thousand and 00/100 Dollars ($1,900,000.00) (the &#8220;<B>Liability Ceiling</B>&#8221;)
and (ii)&nbsp;in no event shall Seller have any liability to Purchaser unless and until the aggregate liability of Seller arising pursuant to or in connection with the representations, warranties, indemnifications, covenants or other obligations
(whether express or implied) of Seller under this Agreement or any document or certificate executed or delivered in connection herewith shall exceed Fifty Thousand and 00/100 Dollars ($50,000.00) (the &#8220;<B>Liability Floor</B>&#8221;).<B> </B>If
Seller&#8217;s aggregate liability to Purchaser shall exceed the Liability Floor, then Seller shall be liable for the entire amount thereof up to but not exceeding the Liability Ceiling. Notwithstanding anything to the contrary contained herein, in
no event shall the Liability Ceiling apply to any claim brought in connection with Section&nbsp;5.3 or Section&nbsp;10.1 of this Agreement. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-21- </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.2.2 Notwithstanding anything to the contrary contained in this Agreement or any documents
executed in connection herewith, if the Closing of the Transaction shall have occurred, (i)&nbsp;the aggregate liability of Purchaser arising pursuant to or in connection with the representations, warranties, indemnifications, covenants or other
obligations (whether express or implied) of Purchaser under this Agreement or any document or certificate executed or delivered in connection herewith shall not exceed the Liability Ceiling and (ii)&nbsp;in no event shall Purchaser have any
liability to Seller unless and until the aggregate liability of Purchaser arising pursuant to or in connection with the representations, warranties, indemnifications, covenants or other obligations (whether express or implied) of Purchaser under
this Agreement or any document or certificate executed or delivered in connection herewith shall exceed the Liability Floor. If Purchaser&#8217;s aggregate liability to Seller shall exceed the Liability Floor, then Purchaser shall be liable for the
entire amount thereof up to but not exceeding the Liability Ceiling. Notwithstanding anything to the contrary contained herein, in no event shall the Liability Ceiling apply to any claim of fraud or intentional misrepresentation, or to any claim
brought in connection with Section&nbsp;5.3 or Section&nbsp;10.1 of this Agreement. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.2.3 None of the Seller Related Parties shall have
any personal liability, directly or indirectly, under or in connection with this Agreement or any agreement made or entered into under or pursuant to the provisions of this Agreement, or any amendment or amendments to any of the foregoing made at
any time or times, heretofore or hereafter, and Purchaser and its successors and assigns and all other Persons, shall look solely to Seller&#8217;s assets for the payment of any claim or for any performance, and Purchaser, on behalf of itself and
its successors and assigns, hereby waives any and all such personal liability. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.2.4 None of any agent, advisor, representative,
affiliate, employee, director, officer, partner, member, beneficiary, investor, servant, shareholder, trustee or other person or entity of Purchaser shall have any personal liability, directly or indirectly, under or in connection with this
Agreement or any agreement made or entered into under or pursuant to the provisions of this Agreement, or any amendment or amendments to any of the foregoing made at any time or times, heretofore or hereafter, and Seller and its successors and
assigns and all other Persons, shall look solely to Purchaser&#8217;s assets for the payment of any claim or for any performance, and Seller, on behalf of itself and its successors and assigns, hereby waives any and all such personal liability. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.3 <U>Exhibits; Entire Agreement; Modification</U>. All exhibits attached and referred to in this Agreement are hereby incorporated herein as
if fully set forth in (and shall be deemed to be a part of) this Agreement. This Agreement contains the entire agreement between the parties respecting the matters herein set forth and supersedes any and all prior agreements between the parties
hereto respecting such matters. This Agreement may not be modified or amended except by written agreement signed by both parties. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.4
<U>Business Days</U>. Whenever any action must be taken (including the giving of notice or the delivery of documents) under this Agreement during a certain period of time (or by a particular date) that ends (or occurs) on a <FONT
STYLE="white-space:nowrap">non-Business</FONT> Day, then such period (or date) shall be extended until the next succeeding Business Day. As used herein, the term &#8220;<B>Business Day</B>&#8221; shall be deemed to mean any day, other than a
Saturday or Sunday, on which commercial banks in the State of New York or in the State of Missouri are not required or are authorized to be closed for business. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-22- </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.5 <U>Interpretation</U>. Section headings shall not be used in construing this Agreement.
Whenever the words &#8220;including&#8221;, &#8220;include&#8221; or &#8220;includes&#8221; are used in this Agreement, they shall be interpreted in a <FONT STYLE="white-space:nowrap">non-exclusive</FONT> manner. Except as otherwise indicated, all
Exhibit and Section references in this Agreement shall be deemed to refer to the Exhibits and Sections in this Agreement. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.6
<U>Governing Law; Venue</U>. THIS AGREEMENT AND THE OBLIGATIONS ARISING HEREUNDER SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF MISSOURI APPLICABLE TO CONTRACTS MADE AND PERFORMED IN SUCH STATE (WITHOUT REGARD TO
PRINCIPLES OF CONFLICTS OF LAWS). TO THE FULLEST EXTENT PERMITTED BY LAW, EACH PARTY HEREBY UNCONDITIONALLY AND IRREVOCABLY WAIVES ANY CLAIM TO ASSERT THAT THE LAW OF ANY OTHER JURISDICTION GOVERNS THIS AGREEMENT AND THIS AGREEMENT SHALL BE GOVERNED
BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF MISSOURI. ANY LEGAL SUIT, ACTION OR PROCEEDING AGAINST EITHER PARTY ARISING OUT OF OR RELATING TO THIS AGREEMENT SHALL BE INSTITUTED IN A FEDERAL OR STATE COURT IN THE STATE OF MISSOURI,
COUNTY OF COLE, AND EACH PARTY WAIVES ANY OBJECTIONS WHICH SUCH PARTY MAY NOW OR HEREAFTER HAVE BASED ON VENUE AND/OR FORUM NON CONVENIENS OF ANY SUCH SUIT, ACTION OR PROCEEDING. THE PARTIES HERETO IRREVOCABLY SUBMIT TO THE EXCLUSIVE JURISDICTION OF
ANY SUCH COURT IN ANY SUIT, ACTION OR PROCEEDING. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.7 <U>Construction</U>. Each party hereto acknowledges that it has participated in the
drafting of this Agreement, and any applicable rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not be applied in connection with the construction or interpretation hereof. Each party has been
represented by independent counsel in connection with this Agreement. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.8 <U>Successors and Assigns</U>. Purchaser may not assign or
transfer its rights or obligations under this Agreement without the prior written consent of Seller, which consent may be given or withheld in the sole and absolute discretion of Seller; provided that, (i)&nbsp;Seller&#8217;s consent shall not be
required if Purchaser wishes to, on the Closing Date, assign this Agreement to an entity owned, controlled or managed by Purchaser, or under common ownership, control or management with Purchaser (each, a &#8220;<B>Permitted Assignee</B>&#8221;),
provided that (w)&nbsp;Purchaser and such assignee represent and warrant to Seller that such assignee is a Permitted Assignee, (x)&nbsp;such assignment shall be made without payment or consideration other than nominal consideration, (y)&nbsp;Seller
shall receive a copy of the assignment and assumption agreement signed by Purchaser and the Permitted Assignee, and (z)&nbsp;such assignment shall not require the consent of any third party or delay the consummation of the Transaction, and
(ii)&nbsp;in the event of any assignment or transfer, the transferee shall assume in writing all of the transferor&#8217;s obligations hereunder and agree to be bound by all of the terms and conditions (including releases, waivers and limitations on
liability) (but Purchaser or any subsequent transferor shall not be released from its obligations hereunder). Notwithstanding and without limiting the foregoing, no consent given by Seller to any transfer or assignment of Purchaser&#8217;s rights or
obligations hereunder shall be deemed to constitute a consent to any other transfer or assignment of Purchaser&#8217;s rights or obligations hereunder and no transfer or assignment in violation of the provisions hereof shall be valid or enforceable.
Subject to the foregoing, this Agreement and the terms and provisions hereof shall inure to the benefit of and be binding upon the successors and assigns of the parties. <B></B> </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-23- </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.9 <U>Notices</U>. All notices, demands, consents, approvals, requests or other
communications which any of the parties to this Agreement may desire or be required to give hereunder (collectively, &#8220;<B>Notices</B>&#8221;) shall be in writing and shall be given by personal delivery, electronic mail or reputable overnight
courier service (charges prepaid) or United States registered or certified mail (postage prepaid, return receipt requested) addressed as hereinafter; provided, however, without affecting the sufficiency of delivery by electronic email and for
confirmation purposes only, any Notice given by electronic mail shall also be given by personal delivery, reputable overnight courier service or United States registered or certified mail. Except as otherwise specified herein, the time period in
which a response to any notice or other communication must be made, if any, shall commence to run on the earliest to occur of (a)&nbsp;if by personal delivery, the date of receipt, or attempted delivery, if such communication is refused; (b)&nbsp;if
given by electronic mail, the date on which such email is received; and (c)&nbsp;if sent by overnight courier service or by mail (as aforesaid), the date of receipt or attempted delivery, if such courier service mailing is refused. Any Notice
received after 5:00 P.M. New York time or on a day other than a Business Day shall be deemed received on the first Business Day thereafter. Until further notice, Notices under this Agreement shall be addressed to the parties listed below as follows:
</P> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P><DIV ALIGN="right">
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<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD WIDTH="80%"></TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">To Seller:</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Scholastic Inc.</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">557 Broadway</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">New York, New York 10012</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Attention: Jonathan Feldberg, Vice
President,</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Corporate Real Estate and Facilities</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Email:
<U>JFeldberg@scholastic.com</U></P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">With a Copy To:</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Scholastic Inc.</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">557 Broadway</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">New York, New York 10012</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Attention: Christopher Lick, EVP and
General Counsel</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Email: <U>Click@scholastic.com</U></P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">With a Copy To:</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Hogan Lovells US LLP</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">390 Madison Avenue</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">New York, New York 10017</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Attention: Trevor T. Adler, Esq.</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Telephone: (212) <FONT STYLE="white-space:nowrap">918-3120</FONT></P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Email: <U>trevor.adler@hoganlovells.com</U></P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">To Purchaser:</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">c/o Fortress Investment Group LLC</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">1345 Avenue
of the Americas, 46<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">New York, New York 10105</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Attention: General Counsel &#8211; Credit Funds</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Email:
<U>gc.credit@fortress.com</U></P></TD></TR></TABLE></DIV>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-24- </P>

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<DIV ALIGN="right">
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<TD WIDTH="19%"></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD WIDTH="80%"></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>

<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">With a Copy To:</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">c/o Fortress Investment Group LLC</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">11611 San
Vicente Blvd., 10<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Los Angeles, California 90049</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Attention: William Turner and Chase Romney</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Email:
<U>wturner@fortress.com</U> and <U>cromney@fortress.com</U></P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">With a Copy to:</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Mintz, Levin, Cohn, Ferris, Glovsky and Popeo, P.C.</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">2049 Century Park East, Suite 300</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Los Angeles, California
90067</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Attention: Erin F. Natter, Esq.</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Telephone: (424) <FONT
STYLE="white-space:nowrap">259-4012</FONT></P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Email: <U>EFNatter@mintz.com</U></P></TD></TR>
</TABLE></DIV> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">Any party may designate another addressee (and/or change its address) for Notices hereunder by a Notice
given pursuant to this Section. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.10 <U>Third Parties</U>. Nothing in this Agreement, whether expressed or implied, is intended to confer
any rights or remedies under or by reason of this Agreement upon any other Person other than the parties hereto and their respective permitted successors and assigns, nor is anything in this Agreement intended to relieve or discharge the obligation
or liability of any third Persons to any party to this Agreement, nor shall any provision give any third parties any right of subrogation or action over or against any party to this Agreement. This Agreement is not intended to and does not create
any third party beneficiary rights whatsoever. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.11 <U>Legal Costs</U>. The parties hereto agree that they shall pay directly any and all
legal costs which they have incurred on their own behalf in the preparation of this Agreement, all deeds and other agreements pertaining to the Transaction, and that such legal costs shall not be part of the closing costs. In addition, if either
Purchaser or Seller brings any suit or other proceeding with respect to the subject matter or the enforcement of this Agreement, Purchaser or Seller, as the case may be, shall pay to the prevailing party (as determined by the court, agency,
arbitrator or other authority before which such suit or proceeding is commenced), in addition to such other relief as may be awarded, the prevailing party&#8217;s reasonable attorneys&#8217; fees, expenses and costs of investigation actually
incurred.&nbsp;The foregoing includes attorneys&#8217; fees, expenses and costs of investigation (including those incurred in appellate proceedings), costs incurred in establishing the right to indemnification, or in any action or participation in,
or in connection with, any case or proceeding under Chapter 7, 11 or 13 of the Bankruptcy Code (11 United States Code Sections&nbsp;101 et seq.), or any successor statutes. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.12 <U>Counterparts</U>. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, but all of
which shall constitute one and the same document by some or all of the parties hereto, and (i)&nbsp;each such counterpart shall be considered an original, and all of which together shall constitute a single Agreement, (ii)&nbsp;the exchange of
executed copies of this Agreement by facsimile or Portable Document Format (PDF) transmission (including any electronic signature covered by the U.S. Federal ESIGN Act of 2000, Uniform Electronic Transactions Act, the Electronic Signatures and
Records Act or other applicable law (e.g., <U>www.docusign.com</U>)), shall constitute effective execution and delivery of this Agreement as to the parties for all purposes, and (iii)&nbsp;signatures of the parties transmitted by facsimile or
Portable Document Format (PDF) (including any electronic signature covered by the U.S. Federal ESIGN Act of 2000, Uniform Electronic Transactions Act, the Electronic Signatures and Records Act or other applicable law (e.g.,
<U>www.docusign.com</U>)), shall be deemed to be their original signatures for all purposes. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-25- </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.13 <U>Effectiveness</U>. In no event shall any draft of this Agreement create any
obligation or liability, it being understood that this Agreement shall be effective and binding only when a counterpart hereof has been executed and delivered by each party hereto. Either party shall have the right to discontinue negotiations and
withdraw any draft of this Agreement at any time prior to the full execution and delivery of this Agreement by each party hereto. Purchaser assumes the risk of all costs and expenses incurred by Purchaser in any negotiations or due diligence
investigations undertaken by Purchaser with respect to the Property except as otherwise expressly set forth in Section&nbsp;9.1 hereof. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.14 <U>No Implied Waivers</U>. No failure or delay of either party in the exercise of any right or remedy given to such party hereunder or
the waiver by any party of any condition hereunder for its benefit (unless the time specified in this Agreement for exercise of such right or remedy has expired) shall constitute a waiver of any other or further right or remedy nor shall any single
or partial exercise of any right or remedy preclude other or further exercise thereof or any other right or remedy. No waiver by either party of any breach hereunder or failure or refusal by the other party to comply with its obligations shall be
deemed a waiver of any other or subsequent breach, failure or refusal to so comply. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.15 <U>Discharge of Seller</U><U>&#8217;</U><U>s
Obligations</U>. Except as otherwise expressly provided in this Agreement, Purchaser&#8217;s acceptance of the Deeds shall be deemed a discharge of all of the obligations of Seller hereunder and all of Seller&#8217;s representations, warranties,
covenants and agreements in this Agreement shall merge in the documents and agreements executed at the Closing and shall not survive the Closing, except and to the extent that, pursuant to the express provisions of this Agreement, any of such
representations, warranties, covenants or agreements are to survive the Closing. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.16 <U>No Recordation</U>. Neither this Agreement nor
any memorandum thereof shall be recorded and any attempted recordation hereof shall be void and shall constitute a default hereunder. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.17 <U>Unenforceability</U>. If all or any portion of any provision of this Agreement shall be held to be invalid, illegal or unenforceable
in any respect, then such invalidity, illegality or unenforceability shall not affect any other provision hereof, and such provision shall be limited and construed as if such invalid, illegal or unenforceable provision or portion thereof were not
contained herein unless doing so would materially and adversely affect a party or the benefits that such party is entitled to receive under this Agreement. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.18 <U>Disclosure</U>. Notwithstanding any terms or conditions in this Agreement to the contrary, any Person may disclose to any and all
Persons, without limitation of any kind, the tax treatment and structure of the Transaction and all materials of any kind (including opinions or other tax analyses) that are provided relating to such tax treatment and tax structure. For the
avoidance of doubt, this authorization is not intended to permit disclosure of the names of, or other identifying information regarding, the participants in the Transaction, or of any information or the portion of any materials not relevant to the
tax treatment or structure of the Transaction. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-26- </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.19 <U>Designation of Reporting Person</U>. In order to assure compliance with the
requirements of Section&nbsp;6045 of the Code and any related reporting requirements of the Code, the parties hereto agree as follows: </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.19.1 The Title Company (for purposes of this Section, the &#8220;<B>Reporting Person</B>&#8221;), by its execution hereof, hereby assumes
all responsibilities for information reporting required under Section&nbsp;6045(e) of the Code. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">10.19.2 Seller and Purchaser each hereby
agree: </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(a) to provide to the Reporting Person all information and certifications regarding such party, as reasonably requested by the
Reporting Person or otherwise required to be provided by a party to the Transaction under Section&nbsp;6045 of the Code; and </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(b) to
provide to the Reporting Person such party&#8217;s taxpayer identification number and a statement (on Internal Revenue Service Form <FONT STYLE="white-space:nowrap">W-9</FONT> or an acceptable substitute form, or on any other form the applicable
current or future Code sections and regulations might require and/or any form requested by the Reporting Person), signed under penalties of perjury, stating that the taxpayer identification number supplied by such party to the Reporting Person is
correct. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(c) Each party hereto agrees to retain this Agreement for not less than four years from the end of the calendar year in which
Closing occurred, and to produce it to the Internal Revenue Service upon a valid request therefor. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:13%; font-size:10pt; font-family:Times New Roman">(d) The addresses for Seller and
Purchaser are as set forth in Section&nbsp;10.9 hereof, and the real estate subject to the transfer provided for in this Agreement is described in <U>Exhibit <FONT STYLE="white-space:nowrap">A-1</FONT></U>, <U>Exhibit
<FONT STYLE="white-space:nowrap">A-2</FONT></U>, and <U>Exhibit <FONT STYLE="white-space:nowrap">A-3</FONT></U>. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.20 <U>Tax Reduction
Proceedings</U>. If Seller has heretofore filed, or shall hereafter file, applications for the reduction of the assessed valuation of the Property and/or instituted certiorari proceedings to review such assessed valuations for any tax year,
Purchaser acknowledges and agrees that Seller shall have sole control of such proceedings, including the right to withdraw, compromise and/or settle the same or cause the same to be brought on for trial and to take, conduct, withdraw and/or settle
appeals, and Purchaser hereby consents to such actions as Seller may take therein; provided, after the Closing such actions comply with the terms of the Scholastic Lease. Any refund or the savings or refund for any year or years prior to the tax
year in which the Closing herein occurs, or for the tax year in which the Closing occurs, shall belong solely to Seller. Purchaser shall execute all consents, receipts, instruments and documents which may reasonably be requested in order to
facilitate settling such proceeding and collecting the amount of any refund or tax savings. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-27- </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.21 <U>Press Releases</U>. Neither party shall make any press release or other public
disclosure or publicity statement regarding this Agreement or the Transaction without the other party&#8217;s prior written consent (and the wording of same shall be reasonably approved in advance by both parties) and the parties shall coordinate
efforts such that Seller shall be afforded the opportunity to be the first party to issue an approved press release regarding the Transaction. Notwithstanding the foregoing, either party and their affiliates, without the other party&#8217;s prior
written consent, shall be permitted to make such disclosures regarding this Agreement and the Transaction either (x)&nbsp;as it, or any affiliate thereof or entity advised by any affiliate thereof is required to disclose in any document required
pursuant to federal or state securities laws (or any similar laws) or any rules or regulations promulgated thereunder, or (y)&nbsp;as either of Seller or Purchaser deems reasonably appropriate on earnings calls, provided that the information
discussed has been previously disclosed in accordance with clause (x)&nbsp;above; provided that Purchaser shall provide Seller with reasonable advance notice of such disclosure and coordinate efforts such that Seller shall be afforded the
opportunity to be the first party to make such disclosures. The provisions of this Section&nbsp;10.21 shall survive the Closing or any termination of this Agreement. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.22 <U>No Offer</U>. Seller&#8217;s delivery of unsigned copies of this Agreement is solely for the purpose of review by the Purchaser, and
neither the delivery nor any prior communications between the parties, whether oral or written, shall in any way be construed as an offer by Seller, nor in any way imply that either Seller or Purchaser is under any obligation to enter the
transaction which is the subject of this Agreement. The signing of this Agreement by Purchaser constitutes an offer which shall not be deemed accepted by Seller unless and until Seller has signed this Agreement and delivered a duplicate original to
Purchaser. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.23 <U>Survival</U>. The provisions of this Section&nbsp;10 shall survive the Closing or a termination of this Agreement.
</P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10.24 <B><U>Waiver of Trial by Jury</U></B><B>. TO THE FULLEST EXTENT PERMITTED BY LAW, SELLER AND PURCHASER HEREBY WAIVE TRIAL BY JURY IN
ANY ACTION, PROCEEDING OR COUNTERCLAIM (WHETHER ARISING IN TORT OR CONTRACT) BROUGHT BY EITHER AGAINST THE OTHER ON ANY MATTER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS AGREEMENT</B>. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">[<I>Remainder of Page Intentionally Left Blank</I>] </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement as of the date
first above written. </P> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P><DIV ALIGN="right">
<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="40%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt">


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<TD WIDTH="92%"></TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="3">SELLER:</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16" COLSPAN="3"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="3"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>SCHOLASTIC INC.</B>,</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">a New York
corporation</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16"></TD>
<TD HEIGHT="16" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">By:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">/s/ Haji Glover</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Name: Haji Glover</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Title: Chief Financial Officer, Executive Vice President</TD></TR>
</TABLE></DIV> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">[<I>Signatures continue on following page</I>] </P>
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<TD VALIGN="top" COLSPAN="3">PURCHASER:</TD></TR>
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<TD HEIGHT="16" COLSPAN="3"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="3"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>FNLR FORTUNA MAJOR LLC</B>,</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">a
Delaware limited liability company</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16"></TD>
<TD HEIGHT="16" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">By:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">/s/ William Turner</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Name: William Turner</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Title: Authorized Signatory</TD></TR>
</TABLE></DIV> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">[<I>Signatures continue on following page</I>] </P>
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<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="3"><B>JOINDER AS TO SECTION&nbsp;10.19 ONLY:</B></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16" COLSPAN="3"></TD></TR>
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<TD VALIGN="top" COLSPAN="3"><B>FIRST AMERICAN TITLE INSURANCE COMPANY</B></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16"></TD>
<TD HEIGHT="16" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">By:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">/s/ Sydney Levine</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Name: Sydney Levine</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Title: Senior Underwriting Counsel</TD></TR>
</TABLE> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">[<I>End of signatures</I>] </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>EXHIBIT <FONT STYLE="white-space:nowrap">A-1</FONT><SUP
STYLE="font-size:75%; vertical-align:top">1</SUP> </U></B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>(ALGOA ROAD LAND) </B></P>
<P STYLE="font-size:6pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF COLE, STATE OF MISSOURI,
AND IS DESCRIBED AS FOLLOWS: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">PART OF PRIVATE SURVEYS 2906, 2596 AND PART OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 44
NORTH, RANGE 11 WEST, COLE COUNTY, MISSOURI, MORE PARTICULARLY DESCRIBED AS FOLLOWS: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">FROM THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF SAID SECTION 24; THENCE NORTH 02 DEGREES 18 MINUTES 37 SECONDS WEST ALONG THE QUARTER SECTION LINE, 750.52 FEET TO A POINT 80.00 FEET SOUTHERLY, IF MEASURED AT RIGHT ANGLES, OF THE SOUTHERLY <FONT STYLE="white-space:nowrap"><FONT
STYLE="white-space:nowrap">RIGHT-OF-WAY</FONT></FONT> LINE OF MISSOURI PACIFIC RAILROAD; THENCE NORTHWESTERLY PARALLEL WITH SAID RAILROAD, NORTH 68 DEGREES 18 MINUTES 23 SECONDS WEST, 67.87 FEET TO A POINT 62.00 FEET WESTERLY, IF MEASURED AT RIGHT
ANGLES, OF SAID QUARTER SECTION LINE, AND THE POINT OF BEGINNING; THENCE CONTINUING PARALLEL WITH SAID RAILROAD THE FOLLOWING COURSES: NORTH 68 DEGREES 18 MINUTES 23 SECONDS WEST, 1208.37 FEET; THENCE ON A SPIRAL CURVE TO THE RIGHT, THE CHORD OF
SAID CURVE BEING NORTH 67 DEGREES 55 MINUTES 21 SECONDS WEST, 109.25 FEET; THENCE NORTHWESTERLY ON A CURVE TO THE RIGHT, HAVING A RADIUS OF 2813.82 FEET, AN ARC LENGTH OF 694.20 FEET, THE CHORD OF SAID CURVE BEING NORTH 60 DEGREES 05 MINUTES 59
SECONDS WEST, 692.44 FEET, TO THE WESTERLY LINE OF A TRACT OF LAND AS DESCRIBED IN BOOK 266, PAGE 661, COLE COUNTY RECORDER&#8217;S OFFICE; THENCE LEAVING SAID PARALLEL LINE OF SAID RAILROAD, SOUTH 01 DEGREES 15 MINUTES 09 SECONDS WEST, ALONG THE
WESTERLY LINE OF SAID TRACT OF LAND, 1258.61 FEET; THENCE SOUTH 68 DEGREES 51 MINUTES 10 SECONDS EAST, 107.77 FEET; THENCE SOUTHEASTERLY ON A CURVE TO THE RIGHT, HAVING A RADIUS OF 890.69 FEET, AN ARC LENGTH OF 310.91 FEET, THE CHORD OF SAID CURVE
BEING SOUTH 58 DEGREES 51 MINUTES 10 SECONDS EAST, 309.33 FEET; THENCE SOUTH 48 DEGREES 51 MINUTES 10 SECONDS EAST, 640.00 FEET; THENCE SOUTHEASTERLY ON A CURVE TO THE LEFT, HAVING A RADIUS OF 616.89 FEET, AN ARC LENGTH OF 276.98 FEET, THE CHORD OF
SAID CURVE BEING SOUTH 61 DEGREES 42 MINUTES 56 SECONDS EAST, 274.66 FEET; THENCE SOUTH 74 DEGREES 34 MINUTES 42 SECONDS EAST, 480.00 FEET; THENCE SOUTHEASTERLY ON A CURVE TO THE LEFT, HAVING A RADIUS OF 1916.52 FEET, AN ARC LENGTH OF 293.29 FEET,
THE CHORD OF SAID CURVE BEING SOUTH 78 DEGREES 57 MINUTES 45 SECONDS EAST, 293.01 FEET; THENCE SOUTH 83 DEGREES 20 MINUTES 48 SECONDS EAST, 44.68 FEET TO A POINT 62.00 FEET WESTERLY, IF MEASURED AT RIGHT ANGLES, OF THE QUARTER SECTION LINE; THENCE
NORTH 00 DEGREES 03 MINUTES 32 SECONDS WEST PARALLEL WITH SAID QUARTER SECTION LINE, 588.18 FEET; THENCE NORTH 02 DEGREES 18 MINUTES 37 SECONDS WEST, PARALLEL WITH SAID QUARTER SECTION LINE, 776.91 FEET TO THE POINT OF BEGINNING.
</P><DIV STYLE="line-height:8.0pt;margin-top:0pt;margin-bottom:2pt;border-bottom:1px solid #000000;width:11%">&nbsp;</DIV>
<TABLE STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" BORDER="0" CELLPADDING="0" CELLSPACING="0" WIDTH="100%">
<TR style = "page-break-inside:avoid">
<TD WIDTH="4%" VALIGN="top" ALIGN="left"><SUP STYLE="font-size:75%; vertical-align:top">1</SUP>&nbsp;</TD>
<TD ALIGN="left" VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman; " ALIGN="left">This legal description may include excess land. The Deed for the Algoa Road Real Property will attach the legal
description for the Algoa Road Land agreed between the parties prior to the expiration of the Due Diligence Period. </P></TD></TR></TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">A-1-1 </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">PART OF PRIVATE SURVEY 2596 AND PART OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 24,
TOWNSHIP 44 NORTH, RANGE 11 WEST, COLE COUNTY, MISSOURI, MORE PARTICULARLY DESCRIBED AS FOLLOWS: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">FROM THE SOUTHWEST CORNER OF SAID U.S. PRIVATE SURVEY;
THENCE NORTH 00 DEGREES 03 MINUTES 32 SECONDS WEST ALONG THE WESTERLY LINE OF SAID U.S. PRIVATE SURVEY, 420.27 FEET TO THE POINT OF BEGINNING FOR THIS DESCRIPTION; THENCE CONTINUING NORTH 00 DEGREES 03 MINUTES 32 SECONDS WEST ALONG THE WESTERLY LINE
OF SAID U.S. PRIVATE SURVEY, 596.70 FEET TO THE NORTHEAST CORNER OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 44 NORTH, RANGE 11 WEST; THENCE NORTH 02 DEGREES 18 MINUTES 37 SECONDS WEST ALONG THE WESTERLY LINE OF A TRACT OF LAND AS DESCRIBED IN
BOOK 127, PAGE 55, COLE COUNTY RECORDER&#8217;S OFFICE, 750.52 FEET TO A POINT 80 FEET SOUTHERLY FROM THE SOUTHERLY LINE OF THE MISSOURI PACIFIC RAILROAD <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">RIGHT-OF-WAY</FONT></FONT>
(MEASURED PERPENDICULAR TO SAID <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">RIGHT-OF-</FONT></FONT> WAY); THENCE NORTH 68 DEGREES 18 MINUTES 23 SECONDS WEST PARALLEL WITH SAID <FONT STYLE="white-space:nowrap"><FONT
STYLE="white-space:nowrap">RIGHT-OF-</FONT></FONT> WAY, 67.87 FEET; THENCE SOUTH 02 DEGREES 18 MINUTES 37 SECONDS EAST, 776.91 FEET; THENCE SOUTH 00 DEGREES 03 MINUTES 32 SECONDS EAST, 588.18 FEET; THENCE SOUTH 83 DEGREES 20 MINUTES 48 SECONDS EAST,
62.43 FEET TO THE POINT OF BEGINNING. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>EXHIBIT <FONT STYLE="white-space:nowrap">A-2</FONT> </U></B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>(EAST MCCARTY STREET LAND) </B></P> <P STYLE="font-size:6pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">A PARCEL OF LAND LYING IN THE SOUTH PART OF PRIVATE SURVEY NO. 2701, AND THE SOUTH PART OF FRACTIONAL NORTHEAST QUARTER OF SECTION 22, TOWNSHIP 44 NORTH, RANGE
11 WEST, IN COLE COUNTY, MISSOURI, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">BEGINNING AT THE SOUTHWEST CORNER OF THE AFORESAID FRACTIONAL NORTHEAST
QUARTER OF SAID SECTION 22; THENCE NORTH ALONG AND WITH THE WEST LINE OF SAID FRACTIONAL NORTHEAST QUARTER, 902.5 FEET; THENCE NORTH 68 DEGREES 04 MINUTES EAST, 1162.5 FEET, TO INTERSECT WITH THE WESTERLY <FONT STYLE="white-space:nowrap"><FONT
STYLE="white-space:nowrap">RIGHT-OF-WAY</FONT></FONT> LINE OF OLD U. S. HIGHWAY NO. 50 AND NO. 63; THENCE SOUTH 31 DEGREES 45 MINUTES EAST, AND ALONG SAID <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">RIGHT-OF-WAY</FONT></FONT>
LINE, 240.4 FEET; THENCE SOUTH 58 DEGREES 15 MINUTES WEST, AND PERPENDICULAR TO LAST DESCRIBED COURSE, 10.0 FEET; THENCE SOUTH 31 DEGREES 45 MINUTES EAST, AND PERPENDICULAR TO LAST DESCRIBED COURSE, 200.0 FEET; THENCE NORTH 58 DEGREES 15 MINUTES
EAST, AND PERPENDICULAR TO LAST DESCRIBED COURSE, 10.0 FEET; THENCE SOUTH 31 DEGREES 45 MINUTES EAST, ALONG AFORESAID <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">RIGHT-OF-WAY</FONT></FONT> LINE, AND PERPENDICULAR TO LAST
DESCRIBED COURSE, 126.0 FEET; THENCE SOUTH 58 DEGREES 15 MINUTES WEST, AND PERPENDICULAR TO LAST DESCRIBED COURSE, 10.0 FEET; THENCE SOUTH 25 DEGREES 08 MINUTES EAST, AND ALONG AFORESAID <FONT STYLE="white-space:nowrap"><FONT
STYLE="white-space:nowrap">RIGHT-OF-WAY</FONT></FONT> LINE AND ALONG THE CHORD, 167.8 FEET; THENCE SOUTH 2 DEGREES 41 MINUTES WEST, 180.0 FEET, ALONG THE CHORD; THENCE SOUTH 17 DEGREES 55 MINUTES WEST, 214.2 FEET, ALONG THE CHORD; THENCE SOUTH 30
DEGREES 28 MINUTES WEST, 212.4 FEET, ALONG THE CHORD OF AFOREMENTIONED <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">RIGHT-OF-WAY</FONT></FONT> LINE; THENCE SOUTH 46 DEGREES 26 MINUTES WEST, 151.8 FEET, ALONG THE CHORD, TO AN
IRON PIPE ON THE SOUTH LINE OF AFORESAID FRACTIONAL NORTHEAST QUARTER OF AFORESAID SECTION 22; THENCE SOUTH 88 DEGREES 37 MINUTES WEST, 1112.8 FEET, TO THE POINT OF BEGINNING. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">A-2-1 </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><U>EXHIBIT <FONT STYLE="white-space:nowrap">A-3</FONT><SUP
STYLE="font-size:75%; vertical-align:top">2</SUP> </U></B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>(ROBINSON ROAD LAND) </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF COLE, STATE OF MISSOURI, AND IS DESCRIBED AS FOLLOWS: </P>
<P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">TRACT 1 </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">A PART OF THE NORTHEAST QUARTER OF THE SOUTHEAST
QUARTER AND A PART OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 22, ALL IN THE TOWNSHIP 44 NORTH, RANGE 11 WEST, IN THE CITY OF JEFFERSON, COLE COUNTY, MISSOURI, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">FROM THE SOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 22; THENCE S 83 DEGREES 16&#8217; 42&#8220;W, ALONG THE QUARTER
SECTION LINE, 793.61 FEET TO THE WESTERLY LINE OF ROBINSON ROAD (FORMERLY MCCARTY STREET) AND TO THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE CONTINUING S 83 DEGREES 16&#8217; 42&#8221; W, ALONG QUARTER SECTION LINE, 574.65 FEET TO THE
NORTHWEST CORNER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 22; THENCE S 05 DEGREES 00&#8217; 00&#8221; E, ALONG SAID QUARTER QUARTER SECTION LINE, 862.05 FEET; THENCE N 83 DEGREES 38&#8217; 28&#8221; E, 1240.90 FEET TO A POINT ON
THE WESTERLY RIGHT OF WAY OF ROBINSON ROAD; THENCE IN A NORTHERLY DIRECTION, ALONG THE WESTERLY LINE OF SAID ROBINSON ROAD ON THE FOLLOWING COURSES AND DISTANCES: N 21 DEGREES 12&#8217; 06&#8221; W, 39.20 FEET; THENCE NORTHERLY ON A CURVE TO THE
LEFT, HAVING A RADIUS OF 1106.31 FEET, A DISTANCE OF 163.49 FEET; THENCE S 60 DEGREES 19&#8217; 52&#8221; W, 5.0 FEET; THENCE NORTHERLY ON A CURVE TO THE LEFT, HAVING A RADIUS OF 1101.31 FEET, A DISTANCE OF 96.07 FEET; THENCE N 55 DEGREES 19&#8217;
58&#8221; E, 5.0 FEET; THENCE NORTHERLY ON A CURVE TO THE LEFT, HAVING A RADIUS OF 1106.31 FEET, A DISTANCE OF 357.88 FEET; THENCE N 53 DEGREES 12&#8217; 06&#8221; W, 444.46 FEET TO THE POINT OF BEGINNING. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">CONTAINING 19.45 ACRES. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">AND </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">A PART OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 22, TOWNSHIP 44 NORTH, RANGE 11 WEST, IN THE CITY OF JEFFERSON, COUNTY OF COLE, MISSOURI,
AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: </P><DIV STYLE="line-height:8.0pt;margin-top:0pt;margin-bottom:2pt;border-bottom:1px solid #000000;width:11%">&nbsp;</DIV>
<TABLE STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" BORDER="0" CELLPADDING="0" CELLSPACING="0" WIDTH="100%">
<TR style = "page-break-inside:avoid">
<TD WIDTH="4%" VALIGN="top" ALIGN="left"><SUP STYLE="font-size:75%; vertical-align:top">2</SUP>&nbsp;</TD>
<TD ALIGN="left" VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman; " ALIGN="left">This legal description may include excess land. The Deed for the Robinson Road Real Property will attach the
legal description for the Robinson Road Land agreed between the parties prior to the expiration of the Due Diligence Period. </P></TD></TR></TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">A-3-1 </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">FROM THE SOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 22; THENCE S 83
DEGREES 16&#8217; 42&#8221; W, ALONG THE QUARTER SECTION LINE, 793.61 FEET TO A POINT ON THE WESTERLY LINE OF ROBINSON ROAD (FORMERLY NAMED MCCARTY STREET) AND THE POINT OF BEGINNING FOR THIS DESCRIPTION; THENCE CONTINUING S 83 DEGREES 16&#8217;
42&#8221; W, ALONG THE QUARTER SECTION LINE, 567.13 FEET TO A POINT ON THE EASTERLY LINE OF CITY VIEW DRIVE; THENCE N 27 DEGREES 56&#8217; 36&#8221; E, ALONG SAID EASTERLY LINE, 198.68 FEET; THENCE NORTHERLY ALONG SAID EASTERLY LINE, ON A CURVE TO
THE LEFT, HAVING A RADIUS OF 659.94 FEET, A DISTANCE OF 184.12 FEET; THENCE N 85 DEGREES 30&#8217; 31&#8221; E, ALONG SAID EASTERLY LINE, 117.05 FEET TO THE WESTERLY LINE OF ROBINSON ROAD (FORMERLY NAMED MCCARTY STREET); THENCE S 36 DEGREES
42&#8217; 06&#8221; E, ALONG SAID WESTERLY LINE, 34.54 FEET; THENCE SOUTHERLY ALONG SAID WESTERLY LINE, ON A CURVE TO THE LEFT, HAVING A RADIUS OF 1186.26 FEET, A DISTANCE OF 341.62 FEET; THENCE S 53 DEGREES 12&#8217; 06&#8221; E, ALONG SAID
WESTERLY LINE, 37.04 FEET TO THE POINT OF BEGINNING. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">CONTAINING 2.37 ACRES. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">TRACT 2 </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">A PART OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER
AND A PART OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 22, AND A PART OF PRIVATE SURVEY NO. 2680, ALL IN THE TOWNSHIP 44 NORTH, RANGE 11 WEST, IN THE CITY OF JEFFERSON, COLE COUNTY, MISSOURI, AND BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS: </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">FROM THE SOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 22; THENCE S 83 DEGREES 16&#8217; 42&#8221; W, ALONG
THE QUARTER SECTION LINE, 1368.26 FEET TO THE NORTHWEST CORNER TO THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 22; THENCE S 05 DEGREES 00&#8217; 00&#8221; E, ALONG SAID QUARTER QUARTER SECTION LINE, 862.05 FEET, TO THE POINT OF
BEGINNING OF THIS DESCRIPTION; THENCE CONTINUING ALONG SAID QUARTER QUARTER SECTION LINE S 05 DEGREES 00&#8217; 00&#8221; E, 700.36 FEET, TO THE SOUTHWEST CORNER OF A TRACT OF LAND CONVEYED TO JOSEPH W. AND AMORETTE M. TRIGG BY DEED OF RECORD IN
BOOK 137, PAGE 174, COLE COUNTY RECORDER&#8217;S OFFICE; THENCE N 83 DEGREES 12&#8217; 22&#8221; E ALONG THE SOUTH LINE OF SAID TRIGG TRACT, 1468.99 FEET TO A POINT ON THE WESTERLY LINE OF ROBINSON ROAD; (FORMERLY NAMED MCCARTY STREET) THENCE IN A
NORTHERLY DIRECTION, ALONG THE WESTERLY LINE OF SAID ROBINSON ROAD ON THE FOLLOWING COURSES AND DISTANCES; NORTHERLY ON A CURVE TO THE RIGHT HAVING A RADIUS OF 1482.70 FEET, A DISTANCE OF 331.07 FEET; THENCE N 68 DEGREES 47&#8217; 54&#8221; E, 10
FEET; THENCE N 21 DEGREES 12&#8217; 06&#8221; W, 391.58 FEET; THENCE LEAVING SAID ROADWAY S 83 DEGREES 38&#8217; 28&#8221; W, 1240.90 FEET TO THE POINT OF BEGINNING. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">CONTAINING 21.45 ACRES. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">A-3-2 </P>

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<TYPE>EX-10.4
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<FILENAME>d32159dex104.htm
<DESCRIPTION>EX-10.4
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<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="right"><B>Exhibit 10.4 </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>MASTER LEASE </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>Between
</B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>FNLR Fortuna Major LLC, a Delaware limited liability company </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>as Landlord, </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>and
</B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>Scholastic Inc., a New York corporation </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>as Tenant </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>Date of
Lease: As of December ___, 2025 </B></P> <P STYLE="font-size:18pt; margin-top:0pt; margin-bottom:0pt">&nbsp;</P>
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<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>TABLE OF CONTENTS </B></P>
<P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="100%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" ALIGN="center">


<TR>

<TD WIDTH="96%"></TD>

<TD VALIGN="bottom" WIDTH="2%"></TD>
<TD></TD>
<TD></TD>
<TD></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:8pt">
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" COLSPAN="2" ALIGN="center" STYLE="border-bottom:1.00pt solid #000000"><B>Page</B></TD>
<TD VALIGN="bottom">&nbsp;</TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">PART I</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">FUNDAMENTAL LEASE PROVISIONS; DEFINITIONS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">1</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">PART II</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">PREMISES</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">NO MERGER OF TITLE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">RENEWAL OPTIONS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">7</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">USE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">8</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">FIXED RENT</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">8</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">NET LEASE; TRUE LEASE; UNITARY LEASE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">9</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">CONDITION</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">10</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">LIENS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">11</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">REPAIRS AND MAINTENANCE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">11</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">COMPLIANCE WITH LAWS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">13</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ACCESS TO PREMISES</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">13</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">WAIVER OF SUBROGATION</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">13</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">DAMAGE; DESTRUCTION</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">14</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">CONDEMNATION</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">16</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ASSIGNMENT AND SUBLETTING</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">18</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ALTERATIONS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">20</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">SIGNS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">22</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">SURRENDER</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">22</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">SUBORDINATION OF LEASE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">22</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">TENANT&#8217;S OBLIGATION TO DISCHARGE LIENS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">22</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">UTILITIES</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">25</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">TENANT DEFAULT</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">25</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">LANDLORD ASSIGNMENT OF WARRANTIES</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">29</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">RENT PAYMENTS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">29</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">HOLDOVER</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">29</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">NOTICES</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">29</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">INDEMNITY</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">30</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">TENANT TO COMPLY WITH MATTERS OF RECORD</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">31</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">GUARANTY</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">32</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">TAXES</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">32</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">INSURANCE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">34</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">LANDLORD EXCULPATION</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">35</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">LANDLORD&#8217;S TITLE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">36</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">QUIET ENJOYMENT</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">36</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">BROKER</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">37</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">TRANSFER OF TITLE; INFORMATION REGARDING LANDLORD</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">37</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">FINANCIAL REPORTING</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">38</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">HAZARDOUS MATERIALS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">39</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">WAIVER OF LANDLORD&#8217;S LIEN</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">43</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">ESTOPPEL CERTIFICATE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">43</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">NOTICE OF LEASE</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">44</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">MISCELLANEOUS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">44</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:3.00em; text-indent:-1.00em; font-size:10pt; font-family:Times New Roman">STATE SPECIFIC PROVISIONS</P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD>
<TD NOWRAP VALIGN="bottom" ALIGN="right">46</TD>
<TD NOWRAP VALIGN="bottom">&nbsp;</TD></TR>
</TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-ii- </P>

</DIV></Center>


<p style="margin-top:1em; margin-bottom:0em; page-break-before:always"> </p>
<HR SIZE="3" style="COLOR:#999999" WIDTH="100%" ALIGN="CENTER">

<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>LIST OF SCHEDULES AND EXHIBITS: </B></P>
<P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="100%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt" ALIGN="center">


<TR>

<TD WIDTH="12%"></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD WIDTH="87%"></TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman"><B>Schedule&nbsp;1&#8195;&#8195;</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">Aggregate Fixed Rent Amount and Fixed Rent Allocations</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman"><B>Exhibit <FONT STYLE="white-space:nowrap">A-1</FONT></B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">Property Addresses</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman"><B>Exhibit <FONT STYLE="white-space:nowrap">A-2</FONT></B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">Legal Description of Premises</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman"><B>Exhibit&nbsp;B</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">Depiction of Retained Parcels</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman"><B>Exhibit&nbsp;C</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">[Reserved]</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman"><B>Exhibit&nbsp;D</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">Notice of Transfer</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman"><B>Exhibit E</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">[Reserved]</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman"><B>Exhibit F</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">Form of Subtenant SNDA</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="bottom"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; margin-left:1.00em; font-size:10pt; font-family:Times New Roman"><B>Exhibit G</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom">Determination of Fair Market Rental Value</TD></TR>
</TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-iii- </P>

</DIV></Center>


<p style="margin-top:1em; margin-bottom:0em; page-break-before:always"> </p>
<HR SIZE="3" style="COLOR:#999999" WIDTH="100%" ALIGN="CENTER">

<Center><DIV STYLE="width:8.5in" align="left">
 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>MASTER LEASE </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">This Master Lease (this &#8220;<U>Lease</U>&#8221;) is made on the Date of Lease specified below, between the Landlord and the Tenant
specified below. </P> <P STYLE="margin-top:24pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>PART I </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>FUNDAMENTAL LEASE PROVISIONS; DEFINITIONS </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">The following list sets out certain fundamental provisions and definitions pertaining to this Lease: </P>
<P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P><DIV ALIGN="right">
<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="96%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt">


<TR>

<TD></TD>

<TD VALIGN="bottom" WIDTH="1%"></TD>
<TD WIDTH="30%"></TD>

<TD VALIGN="bottom"></TD>
<TD WIDTH="67%"></TD></TR>


<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">1.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"><U>Date of Lease/Lease </U><U>Commencement Date</U>:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">As of December ___, 2025</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">2.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><U>Landlord name, and state of</U></P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman"><U>and type
of entity (&#8220;Landlord&#8221;)</U></P></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">FNLR Fortuna Major LLC, a Delaware limited</P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">liability company</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">3.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"><U>Landlord business address</U>:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">c/o Fortress Investment Group</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">1345 Avenue of
the Americas, 46<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">New York, New York 10105</P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Attention: Constantine Dakolias</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">4.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"><U>Landlord notice address</U>:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">c/o Fortress Investment Group LLC</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">11611 San
Vicente Blvd., 10<SUP STYLE="font-size:75%; vertical-align:top">th</SUP> Floor</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Los Angeles, California 90049</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Attn.: William Turner and Chase Romney</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Email:
wturner@fortress.com and</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">cromney@fortress.com</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" ALIGN="right">with copy to:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Mintz, Levin, Cohn, Ferris, Glovsky and Popeo, P.C.</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">2029 Century Park East, Suite 3100</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Los Angeles, CA 90067</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Attention: Erin F. Natter, Esq (052740-073)</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Email:
EFNatter@mintz.com</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">5.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><U>Tenant name, and state of and</U></P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman"><U>type of
entity</U>:</P></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Scholastic Inc., a New York corporation</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">6.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"><U>Tenant business address</U>:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">557 Broadway</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">New York, New York,
10012</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">7.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"><U>Tenant notice address</U>:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Scholastic Inc.</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">557 Broadway</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">New York, New York, 10012</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Attention: Jonathan Feldberg, Director,
Corporate</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Real Estate and Building Management</P></TD></TR></TABLE></DIV>
</DIV></Center>


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<HR SIZE="3" style="COLOR:#999999" WIDTH="100%" ALIGN="CENTER">

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<DIV ALIGN="right">
<TABLE CELLSPACING="0" CELLPADDING="0" WIDTH="96%" BORDER="0" STYLE="BORDER-COLLAPSE:COLLAPSE; font-family:Times New Roman; font-size:10pt">


<TR>

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<TD WIDTH="50%"></TD>

<TD VALIGN="bottom"></TD>
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<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" ALIGN="center">with copy to:</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Scholastic Inc.</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">557 Broadway</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">New York, New York, 10012</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Attention: Christopher Lick, EVP and
General</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Counsel</P> <P STYLE="font-size:12pt; margin-top:0pt; margin-bottom:0pt">&nbsp;</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Hogan Lovells US LLP</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">390 Madison Avenue</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">New York, New York 10017</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Attention: Trevor T. Adler,
Esq</P></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">8.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"><U>Guarantor:</U></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">None.</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">9.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Premises</U>: The three (3)&nbsp;parcels of real estate which are identified on <U>Exhibit <FONT STYLE="white-space:nowrap">A-1</FONT></U> hereto and more particularly described on
<U><FONT STYLE="white-space:nowrap">Exhibit&nbsp;A-2</FONT></U> hereto (collectively, the &#8220;<U>Land</U>;&#8221; and each parcel a &#8220;<U>Parcel</U>&#8221;), all of the Buildings (as hereinafter defined), together with all right, title and
interest of Landlord in and to the lighting, electrical, mechanical, plumbing and heating, ventilation and air conditioning systems used in connection with the Land and/or the Buildings, and all other carpeting, draperies, appliances and other
fixtures and equipment attached or appurtenant to the Land and/or the Buildings, and all rights, easements, rights of way, and other appurtenances thereto. For ease of reference and clarity, the Premises as defined hereinabove with respect to the
parcels of real estate listed on <U>Exhibit <FONT STYLE="white-space:nowrap">A-1</FONT></U> is sometimes referred to herein as the &#8220;<U>Property</U>&#8221;.</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">10.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Buildings</U>: All of the buildings (each, a &#8220;<U>Building</U>&#8221;, and collectively, the &#8220;<U>Buildings</U>&#8221;) and other improvements located on the Land at any time during the Term.</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">11.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Initial Term</U>: Shall commence on the Lease Commencement Date, and shall expire on the day immediately preceding the twentieth (20<SUP STYLE="font-size:75%; vertical-align:top">th</SUP>) anniversary of the Lease
Commencement Date, or such sooner date upon which this Lease may be terminated in accordance with the terms hereof; all subject to all terms and conditions of this Lease.</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3">As used in this Lease, &#8220;Term&#8221; shall include the Initial Term and any Extension Period thereof which becomes effective pursuant to Section&nbsp;3 of Part II.</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">12.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Lease Year</U>: The first &#8220;<U>Lease Year</U>&#8221; of this Lease shall commence on the Lease Commencement Date and shall continue for twelve (12)&nbsp;complete calendar months thereafter (unless the Lease
Commencement Date is a day other than the first (1<SUP STYLE="font-size:75%; vertical-align:top">st</SUP>) day of a calendar month, in which event the initial fractional month, together with the next succeeding twelve (12)&nbsp;months, shall
constitute the first Lease Year) and each succeeding Lease Year shall commence on the first day of the calendar month after the expiration of the immediately preceding Lease Year and shall continue for twelve (12)&nbsp;calendar months
thereafter.</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">13.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Renewal Options</U>: The Tenant shall have Renewal Options (herein so called) to extend the Initial Term of this Lease (only with respect to the entire Premises) for up to a total of Two (2)&nbsp;extension periods
(herein so called) of ten (10)&nbsp;years each (each, an &#8220;<U>Extension Period</U>&#8221;) on and subject to the terms and conditions of Section&nbsp;3 of Part II of this Lease. For clarity, Tenant shall not be permitted to, and shall not have
the right to, extend the Term of this Lease for less than all of the Premises.</TD></TR></TABLE></DIV>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-2- </P>

</DIV></Center>


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<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">14.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Required Advance Notice of Exercise of Renewal Options</U>: Twelve (12)&nbsp;months prior to the expiration of the then-current Term. (See Section&nbsp;3 of Part II)</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">15.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Date of Rent Commencement</U>: The Lease Commencement Date.</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">16.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Fixed Rent (See Sections 3 and 6 of Part II)</U>: Shall mean the amounts and calculations set forth on Schedule&nbsp;1 hereto with respect to the Initial Term, and the amounts as determined pursuant to the provisions
of Section&nbsp;3 of Part II of this Lease with respect to any Extension Period.</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">17.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3">Lender: Any person that makes a loan or loans (such loan or loans collectively referred to herein as the &#8220;Loan&#8221;) to Landlord which is secured by a mortgage, deed of trust or similar instrument with respect to
the Premises and of which Tenant is advised in writing by Landlord.</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">18.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3">[Reserved]</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">19.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3">[Reserved]</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">20.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Lease Default Rate</U>: The lower of (a)&nbsp;five percent (5%) per annum above the Prime Rate as in effect from time to time or (b)&nbsp;the highest rate permitted to be contracted for under applicable Law.
&#8220;Prime Rate&#8221; means the current rate of interest per annum announced from time to time by Citibank N.A. (or its successor) as its prime rate in New York, New York, or, if Citibank N.A. shall cease to announce such rate, then the current
rate published as the prime rate in <I>The Wall Street Journal</I>. It is the intention of the parties hereto to conform strictly to the applicable usury Laws, and whenever any provision herein provides for payment by Tenant to Landlord of interest
at a rate in excess of the highest legal rate permitted to be charged, such rate herein provided to be paid shall be deemed reduced to such highest legal rate.</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">21.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Permitted Encumbrances</U>: Shall mean taxes (as defined in Section&nbsp;32 of Part II), Legal Requirements (as defined in Section&nbsp;11 of Part II), any matters consented to by Landlord and Tenant and Lender in
writing, those covenants, restrictions, reservations, liens, conditions, encroachments, easements, encumbrances and other matters of title that affect the Premises as of the Lease Commencement Date or which arise due to the acts or omissions of
Landlord with Tenant&#8217;s consent, after the Lease Commencement Date. Following the Lease Commencement Date, Landlord shall not enter into or consent to the placing of any easements,
<FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">rights-of-way,</FONT></FONT> covenants, conditions, restrictions or other encumbrances (collectively, &#8220;<U>Encumbrances</U>&#8221;) with respect to the Premises (including
Tenant&#8217;s access thereto by means of the Tunnel (as defined below)) without Tenant&#8217;s prior written consent (in Tenant&#8217;s sole discretion). Tenant shall be permitted, without the consent of Landlord, to enter into any Encumbrances of
the type normally entered into in the normal course of business, such as utility easements or temporary construction easements, to the extent such easements are determined by Tenant to be necessary
for</TD></TR></TABLE></DIV>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-3- </P>

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<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3">Tenant&#8217;s operation of the Property and its business thereat. Landlord shall reasonably cooperate with Tenant, at Tenant&#8217;s request (and at no cost or expense to Landlord) in connection with Tenant&#8217;s
entering into any such Encumbrances or in connection with any licenses, access agreements or other agreements Tenant requires in connection with its use of the Tunnel. For so long as the Premises consist of at least the Robinson Road Parcel and the
McCarty Parcel (or portions of both of such Parcels), Landlord shall not take any action that would adversely affect Tenant&#8217;s right to use that certain tunnel structure under City View Drive approximately 320 feet south of the intersection of
E. McCarty Street and City View Drive in the City of Jefferson, Missouri (the &#8220;Tunnel&#8221;).</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">22.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Exhibits</U>: All Exhibits and Schedules to this Lease are incorporated herein by this reference.</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">23.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Payment of Fixed Rent</U>: As set forth in Section&nbsp;6(a) of Part II, Fixed Rent shall be initially paid by wire transfer to the account set forth in the rent direction letter from Landlord to Tenant delivered
concurrently with the execution and delivery of this Lease.</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="4"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">24.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Threshold Repair Amount</U>: Shall initially mean $950,000.00 (the &#8220;<U>Initial Threshold Repair Amount</U>&#8221;), which amount shall increase during the Term as follows. From and after the first (1<SUP
STYLE="font-size:75%; vertical-align:top">st</SUP>) anniversary of the Commencement Date, on any Threshold Repair Amount Determination Date, the Threshold Repair Amount shall be, an amount equal to the product of (i)&nbsp;the Initial Threshold
Repair Amount times (ii)&nbsp;the CPI Factor for the then-current period. As used herein the &#8220;<U>CPI Factor</U>&#8221; shall mean for any applicable period during the Term, a fraction, the numerator of which is the CPI as of the Threshold
Repair Amount Determination Date and the denominator of which is the CPI as of the Commencement Date; provided, that in no event shall the CPI Factor be less than one (1). The term &#8220;CPI&#8221; means the Consumer Price <FONT
STYLE="white-space:nowrap">Index-U.S.</FONT> City Averages for all Urban Consumers&#8212;All Items <FONT STYLE="white-space:nowrap">(1982-84=100),</FONT> of the United States Bureau of Labor Statistics. If the Bureau of Labor Statistics of the
United States Department of Labor (the &#8220;BLS&#8221;) changes the publication frequency of the CPI so that a CPI is not available for the specific calendar month needed to make the calculation provided by the relevant provision of this Lease,
then the calculation in question shall be based on the CPI for the closest preceding month for which a CPI is available. If the BLS changes the base reference period for the Index from <FONT STYLE="white-space:nowrap">1982-84</FONT> = 100, the
calculations required by the relevant provisions of this Lease shall be determined with the use of such conversion formula or table as may be published by the BLS. If the CPI shall become unavailable to the public because publication is
discontinued, or otherwise, Landlord will substitute therefor a comparable index based upon changes in the cost of living or purchasing power of the consumer dollar published by any other governmental agency or, if no such index shall be available
then a comparable index published by a major bank or other financial institution, which substitute index shall be subject to Landlord&#8217;s and Tenant&#8217;s reasonable approval, with disputes being subject to Expedited Arbitration. For purposes
hereof, &#8220;Threshold Repair Amount Determination Date&#8221; shall mean any date on which Landlord or Tenant shall desire to determine the then prevailing Threshold Repair Amount.</TD></TR>
</TABLE></DIV>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-4- </P>

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<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">25.</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" COLSPAN="3"><U>Certain Definitions</U>: The following terms shall have the definitions given to them in the following Sections of this Lease:</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16"></TD>
<TD HEIGHT="16" COLSPAN="2"></TD>
<TD HEIGHT="16" COLSPAN="2"></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Additional Rent</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;6(d) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">alteration</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;17(a) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Appraiser</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;14(d) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">business day</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;45(l) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Casualty</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Casualty Termination Date</P></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Section&nbsp;14(a) of Part II</P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Section&nbsp;14(f) of Part II</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Commercial Closure</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;41(c) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Condemnation</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;15(a) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">CPI Factor</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;24 of Part I</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">CPI</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;24 of Part I</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Date of Rent Commencement</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;15 of Part I</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Designated Person</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;45(n) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Discount Rate</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;24(g) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Due Date</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;6(a) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Environmental Laws</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;41(a) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Environmental Claim</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;41(d) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Event of Default</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;24 of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Extension Periods</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Fair Market Rental Value</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Fixed Rent Adjustment Date</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Fixed Rent Allocations</P></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Section&nbsp;13 of Part I</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Exhibit G</P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Schedule 1</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Section&nbsp;14(g) of Part II</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">guaranties</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;25 of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Hazardous Materials</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;41(a) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Indemnified Parties</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;29 of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Initial Term</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;11 of Part I</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Interest Rate</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;10 of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Condemnation Termination Date</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;15(b) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Laws</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;11 of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Lease Commencement Date</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;1 of Part I</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Legal Requirements</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;11 of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Loan</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;17 of Part I</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Major Condemnation</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;15(b) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Matters of Record</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;30 of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Mortgage</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;21(a) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Net Proceeds</P> <P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">New Lease</P></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Section&nbsp;14(c) of Part II</P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:10pt; font-family:Times New Roman">Section&nbsp;39(b) of Part II</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Notice of Breach</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;24(h) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">person(s)</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;45(k) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Prime Rate</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;20 of Part I</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Regulated Activity</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;41(b) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Remedial Work</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;41(c) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Renewal Options</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;13 of Part I</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Required EBITDA</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;14(e) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Restoration</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;14(c) of Part II</TD></TR>
</TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-5- </P>

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<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Restriction</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;41(c) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Signs</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;18 of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">SNDA Agreement</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;21(a) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Taking</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;15(a) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">tax or taxes</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;32 of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Tenant&#8217;s Termination Notice</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;15(b) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Test Period</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;14(e) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Term</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;11 of Part I</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Third Parties</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;41(b) of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">trade fixtures</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;20 of Part II</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top">Treasury Rate</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top">Section&nbsp;24(g) of Part II</TD></TR>
</TABLE>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-6- </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>PART II </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>PREMISES </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">1. Landlord hereby leases to
Tenant, and Tenant hereby leases from Landlord, for the Term and on the conditions herein provided, the Premises described in Section&nbsp;9 of Part I hereof, subject, however, to the Permitted Encumbrances. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>NO MERGER OF TITLE </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">2. There shall be no
merger of this Lease nor of the leasehold estate created hereby with the fee estate in or ownership of the Premises by reason of the fact that the same entity may acquire or hold or own (i)&nbsp;this Lease or the leasehold estate created hereby or
any interest therein and (ii)&nbsp;the fee estate or ownership of any of the Premises or any interest therein. No such merger shall occur unless and until all persons having any interest in (x)&nbsp;this Lease and the leasehold estate created
hereby, and (y)&nbsp;the fee estate in the Premises including, without limitation, Lender&#8217;s interest therein, shall join in a written, recorded instrument effecting such merger. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>RENEWAL OPTIONS </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">3. Tenant has the
Renewal Options, and may extend the Term of this Lease for each of the Extension Periods described in Section&nbsp;13 of Part I hereof, upon all of the terms set forth in this Lease. The Fixed Rent for each Extension Period shall be as follows: </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; margin-left:4%; text-indent:4%; font-size:10pt; font-family:Times New Roman">(a) If Tenant shall exercise the first Renewal Option, the Fixed Rent during the first Extension Period will be set at the
&#8220;<U>Fair Market Rental Value</U>&#8221; (as determined in accordance with the provisions set forth in <U>Exhibit G</U> hereto) as of the Determination Date The &#8220;<U>Determination Date</U>&#8221; shall mean the date that is nine
(9)&nbsp;months prior to the (x)&nbsp;expiration of the Initial Term, in the case of the first Extension Period, and (y)&nbsp;last day of the first Extension Period, in the case of the second Extension Period. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; margin-left:4%; text-indent:4%; font-size:10pt; font-family:Times New Roman">(b) If Tenant shall exercise the second Renewal Option, the Fixed Rent during the first Extension Period will be set at the
Fair Market Rental Value (as determined in accordance with the provisions set forth in <U>Exhibit G</U> hereto) as of the Determination Date. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; margin-left:4%; text-indent:4%; font-size:10pt; font-family:Times New Roman">(c) Fixed Rent for the second (2<SUP STYLE="font-size:75%; vertical-align:top">nd</SUP>) through tenth (10<SUP
STYLE="font-size:75%; vertical-align:top">th</SUP>) Lease Years during the first Extension Period and second Extension Period shall increase annually in accordance with the CPI calculation set forth on <U>Schedule 1</U> attached hereto and made a
part hereof. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">Tenant may exercise a Renewal Option and commence an Extension Period only if Tenant shall not then be in default (following
notice and the expiration of all applicable cure periods) under this Lease at the time of any such election, and by giving Landlord written notice of each such election not later than the Required Advance Notice of Exercise of Renewal Options (as
defined in Section&nbsp;14 of Part I). If Tenant fails to timely exercise the first Renewal Option (unless Landlord and Tenant negotiate a renewal of the Lease outside of the first Renewal Option), then the second Renewal Option shall automatically
expire and be null and void. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">4. [Reserved]. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-7- </P>

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<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">5. Tenant may use the Premises for any lawful purpose so long as such lawful purpose would not (i)&nbsp;have a material adverse effect on the
value of the Premises, (ii)&nbsp;increase (other than to a <I>de minimis</I> extent) the likelihood that Tenant, Landlord or Landlord&#8217;s Lender would incur liability under any Environmental Laws (as hereinafter defined), or (iii)&nbsp;result in
or give rise to any environmental deterioration or degradation, in each case, beyond a <I>de minimis</I> extent, of the Premises. In no event shall the Premises be used for any purpose which shall violate any of the provisions of any Permitted
Encumbrance or any covenants, restrictions or agreements hereafter created by or consented to by both Landlord and Tenant applicable to the Premises. Landlord agrees and acknowledges that Tenant&#8217;s existing use of the Premises as of the Lease
Commencement Date shall be deemed permissible under this Lease and shall be deemed not to violate the provisions set forth hereinabove. Tenant agrees that with respect to the Permitted Encumbrances and any covenants, restrictions or agreements
hereafter created by or consented to by both Landlord and Tenant, Tenant shall observe, perform and comply with and carry out the provisions thereof required therein to be observed and performed by Landlord as the fee owner of the Premises. </P>
<P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>FIXED RENT </B></P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">6. (a) Commencing as of the
Date of Rent Commencement, Tenant shall pay Fixed Rent to Landlord, or to Lender if directed by Landlord in writing, at the business address of Landlord or Lender, as the case may be, specified herein, or at such other address as Landlord or Lender,
as the case may be, shall from time to time designate by at least thirty (30)&nbsp;days&#8217; written notice to Tenant. Fixed Rent shall be due and payable on the first day of each month commencing on the Date of Rent Commencement, during the Term
(each such date being referred to herein as a &#8220;<U>Due Date</U>&#8221;). </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) If the Lease Commencement Date shall be on any day
other than the first day of a calendar month, then Tenant shall pay to Landlord on the Lease Commencement Date the Fixed Rent and other charges for the remaining portion of such month including and after the Lease Commencement Date, prorated (based
on the first full month&#8217;s Fixed Rent and other charges) on a per diem basis. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) If any installment of Fixed Rent is not paid
within five (5)&nbsp;days following the respective Due Date, Tenant shall pay Landlord interest on such overdue payment at the Lease Default Rate, accruing from the Due Date of such payment until the same is paid. All Fixed Rent and Additional Rent
shall be payable in U.S. Dollars. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(d) Commencing as of the Lease Commencement Date, all taxes, costs, expenses, and other amounts which
Tenant is required to pay pursuant to this Lease (other than Fixed Rent), together with every fine, penalty, interest and cost which may be added for <FONT STYLE="white-space:nowrap">non-payment</FONT> or late payment thereof, shall constitute
additional rent hereunder (&#8220;<U>Additional Rent</U>&#8221;). If Tenant shall fail to pay any such Additional Rent or any other sum due hereunder when the same shall become due (and if no due date is specified, then such amounts shall be payable
within thirty (30)&nbsp;days of written demand), it being agreed, between Landlord and Tenant that Tenant shall pay all operating, maintenance, tax and insurance costs directly to the applicable third parties on or
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before such costs are due (unless such amounts are payable to Landlord pursuant to the provisions of this Lease), Landlord shall have all rights, powers and remedies with respect thereto as are
provided herein or by Law in the case of <FONT STYLE="white-space:nowrap">non-payment</FONT> of any Fixed Rent and shall, except as expressly provided herein, have the right, not sooner than thirty (30)&nbsp;days after notice to Tenant (except in
the event of an emergency, as reasonably determined by Landlord, in which case prior notice shall not be necessary) of its intent to do so during which Tenant shall still have failed to pay, to pay the same on behalf of Tenant, and Tenant shall
repay such amounts to Landlord within thirty (30)&nbsp;days following demand therefor accompanied by reasonable supporting documentation. Tenant shall pay to Landlord interest at the Lease Default Rate on all overdue Additional Rent and other sums
due hereunder, in each case paid by Landlord or Lender on behalf of Tenant, from the date of payment by Landlord or Lender until repaid by Tenant. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>NET
LEASE; TRUE LEASE; UNITARY LEASE </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">7. (a) The obligations of Tenant hereunder shall be separate and independent covenants and
agreements, and Fixed Rent, Additional Rent and all other sums payable by Tenant hereunder shall continue to be payable in all events, and the obligations of Tenant hereunder shall continue during the Term, unless the requirement to pay or perform
the same shall have been terminated pursuant to the provisions of Section&nbsp;14(d) or Section&nbsp;15 of this Part II. This is an absolutely net lease and Fixed Rent, Additional Rent and all other sums payable hereunder by Tenant shall be paid
without notice or demand, and without setoff, counterclaim, recoupment, abatement, suspension, reduction or defense, except as expressly set forth in this Lease. This Lease is the absolute and unconditional obligation of Tenant, and the obligations
of Tenant under this Lease, except as expressly set forth in this Lease, shall not be affected by any interference with Tenant&#8217;s use of any of the Premises for any reason, including, but not limited to, the following: (i)&nbsp;any damage to or
destruction of any of the Premises (or portion thereof) by any cause whatsoever (except as otherwise expressly provided in Section&nbsp;14 of this Part II), (ii) any Condemnation (except as otherwise expressly provided in Section&nbsp;15 of this
Part II), (iii) the prohibition, limitation or restriction of Tenant&#8217;s use of any of the Premises other than by Landlord in violation of the provisions of this Lease, (iv)&nbsp;any eviction by paramount title or otherwise,
(v)&nbsp;Tenant&#8217;s acquisition of ownership of any of the Premises other than pursuant to an express provision of this Lease, (vi)&nbsp;any default on the part of Landlord under this Lease or under any other agreement, (vii)&nbsp;any latent or
other defect in, or any theft or loss of any of the Premises, other than in connection with a casualty or condemnation as expressly set forth in this Lease, (viii)&nbsp;omitted, or (ix)&nbsp;any other cause, whether similar or dissimilar to the
foregoing, any present or future Law to the contrary notwithstanding; provided that the foregoing shall not be deemed to diminish any rights of Tenant at law or in equity with respect to an injunction, specific performance or damages in the event of
a breach by Landlord of any of its obligations under this Lease. All costs and expenses (other than depreciation, interest on and amortization of debt incurred by Landlord, and costs incurred by Landlord in financing or refinancing the Premises) and
other obligations of every kind and nature whatsoever relating to the Premises and the appurtenances thereto and the use and occupancy thereof which may arise or become due and payable with respect to the period which ends on the expiration or
earlier termination of the Term in accordance with the provisions hereof (whether or not the same shall become payable during the Term or thereafter) shall be paid and performed by Tenant, except as expressly set forth herein. Tenant shall pay all
expenses related to the maintenance and repair of the Premises, and taxes and insurance costs, except as expressly set forth herein. This Lease shall not terminate and Tenant shall not have any right to terminate this Lease (except as otherwise
expressly provided in Section&nbsp;14 or Section&nbsp;15 of this Part II), or to abate Fixed Rent or Additional Rent during the Term. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) Landlord and Tenant agree that this Lease is a true lease and does not represent a
financing arrangement. Each party shall reflect the transaction represented hereby in all applicable books, records and reports (including income tax filings) in a manner consistent with &#8220;true lease&#8221; treatment rather than
&#8220;financing&#8221; treatment. Landlord shall cooperate with Tenant to achieve operating lease treatment of this Lease under generally acceptable accounting principles (&#8220;<U>GAAP</U>&#8221;). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) Landlord and Tenant agree that this Lease constitutes a single and indivisible lease as to all of the Parcels collectively, is not an
aggregation of leases for the separate Parcels, and shall not be subject to severance or division unless and to the extent expressly set forth herein. Tenant&#8217;s rights to any one Parcel are dependent on Tenant&#8217;s full performance of its
obligations as to every other Parcel, and consideration supporting any agreements under this Lease regarding any Parcel also supports the agreements under this Lease regarding all other Parcels. In furtherance of the foregoing, and except as
expressly set forth herein, Landlord and Tenant each (a)&nbsp;waives any claim or defense based upon the characterization of this Lease as anything other than a master lease of all the Parcels and (b)&nbsp;covenants and agrees that it will not
assert that this Lease is anything but a unitary, unseverable instrument pertaining to the lease of all, but not less than all, of the Parcels. The rental herein has been established on the basis of the specific structure of the subject transaction
and the economic benefits and risk profile of the transaction as a whole, and not based on the valuation or price of any individual Parcel. To the extent that legal, tax or title insurance requirements in consummating the purchase of the Parcels by
Landlord or leasing the Parcels to Tenant, may require, or may have required, individual purchase price allocations (including allocations of values for individual state transfer tax purposes and title insurance coverage amounts) or individual rent
allocations (including allocations of rents in certain states for tax purposes), Landlord and Tenant agree that such individual allocations are solely to comply with legal, tax or title insurance requirements, and shall not be used or construed,
directly or indirectly, to vary the intent of Landlord and Tenant that this Lease constitutes a single and indivisible lease of all the Parcels collectively and is not an aggregation of separate leases. For the purposes of any assumption, rejection
or assignment of this Lease under 11 U.S.C. Section&nbsp;365 or any amendment or successor section thereof, this is one indivisible and <FONT STYLE="white-space:nowrap">non-severable</FONT> lease dealing with and covering one legal and economic unit
that must be assumed, rejected or assigned as a whole with respect to all (and only all) of the Parcels. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>CONDITION </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">8. Tenant acknowledges that Tenant is fully familiar with the physical condition of the Premises and that Landlord makes no representation or
warranty express or implied, with respect to same. <B>EXCEPT FOR LANDLORD</B><B>&#8217;</B><B>S COVENANT OF QUIET ENJOYMENT SET FORTH IN SECTION 36 OF THIS PART II, LANDLORD MAKES NO AND EXPRESSLY HEREBY DENIES ANY REPRESENTATIONS OR WARRANTIES
REGARDING THE CONDITION OR SUITABILITY OF, OR TITLE TO, THE PREMISES TO THE EXTENT PERMITTED BY LAWS, AND TENANT WAIVES ANY RIGHT OR REMEDY OTHERWISE ACCRUING TO TENANT ON ACCOUNT OF THE CONDITION OR SUITABILITY OF THE PREMISES, OR (EXCEPT WITH
RESPECT TO LANDLORD</B><B>&#8217;</B><B>S </B> </P>
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<B>WARRANTY SET FORTH IN SECTION 36 OF THIS PART II) TITLE TO THE PREMISES, AND TENANT AGREES THAT IT TAKES THE PREMISES &#8220;AS IS,&#8221; WITHOUT ANY SUCH REPRESENTATION OR WARRANTY,
INCLUDING, WITHOUT LIMITATION, ANY IMPLIED WARRANTIES.</B> Tenant has examined the Premises and title to the Premises, and has found all of the same satisfactory for all purposes. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>LIENS </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">9. Tenant shall not, directly or
indirectly, create, or permit to be created or to remain, and shall remove and discharge (including, without limitation, by any statutory bonding procedure or any other bonding procedure reasonably satisfactory to Landlord and Lender which shall be
sufficient to prevent any loss of the Landlord&#8217;s or Lender&#8217;s interest in the Premises) within thirty (30)&nbsp;days after obtaining actual knowledge thereof, any mortgage, lien, encumbrance or other charge on the Premises or the
leasehold estate created hereby or any Fixed Rent or Additional Rent payable hereunder which arises for any reason, other than: the Landlord&#8217;s Mortgage (and any assignment of leases or rents collateral thereto); the Permitted Encumbrances; and
any mortgage, lien, encumbrance or other charge created by or resulting from any act or omission by Landlord or those claiming by, through or under Landlord (other than Tenant). Landlord shall not be liable for any labor, services or materials
furnished to Tenant or to any party holding any portion of the Premises through or under Tenant and no mechanic&#8217;s or other liens for any such labor, services or materials shall attach to the Premises or the leasehold estate created hereby.
</P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">Notwithstanding anything to the contrary contained herein, if Tenant shall fail to cause any such lien (including, but not limited to,
any lien created as a result of any breach by Tenant of <U>Section</U><U></U><U>&nbsp;17</U>, below) to be so discharged or bonded within such thirty (30)&nbsp;day period, then, in addition to any other right or remedy of Landlord, Landlord may bond
or discharge the same by paying the amount claimed to be due, and the amount so paid by Landlord, including reasonable attorneys&#8217; fees and court costs incurred by Landlord either in defending against such lien or in procuring the bonding or
discharge of such lien, together with interest thereon at the Lease Default Rate shall be due and payable by Tenant to Landlord as Additional Rent within thirty (30)&nbsp;days following written demand therefor; it being hereby expressly covenanted
and agreed that such discharge by Landlord shall not be deemed to waive, or release, the Event of Default of Tenant in not discharging the same. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>REPAIRS AND MAINTENANCE </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">10. (a) Tenant
shall keep, maintain and repair, at its sole cost and expense, the Premises, including, without limitation, the roof, walls, footings, foundations, HVAC, mechanical and electrical equipment and systems in or serving the Premises and structural and
nonstructural components and systems of the Premises, parking areas, sidewalks, roadways and landscaping in good repair and appearance, and shall make all repairs and replacements of every kind and nature, whether foreseen or unforeseen, which may
be required to be made in order to keep and maintain the Premises in good repair and appearance consistent with the standards of buildings similar to the Buildings (including the age thereof) in the vicinity of the Buildings , except for ordinary
wear and tear and (other than for any Restoration required by the terms of this Lease) any damage to the Premises by any Major Condemnation of the Premises. Tenant shall do or cause others to do all shoring of the Premises or of the foundations and
walls of any Buildings and every other act </P>
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necessary or appropriate for the preservation and safety thereof (including, without limitation, any repairs required by Law as contemplated by Section&nbsp;11 of this Part II), by reason or in
connection with any excavation or other building operation upon the Premises, and Landlord shall have no obligation to do so. Landlord shall not be required to make any repair, replacement, maintenance or other work whatsoever, or to maintain the
Premises in any way, and Tenant waives the right to make repairs, replacements or to perform maintenance or other work at the expense of the Landlord, which right may be provided for in any Laws. Nothing in the preceding sentence shall be deemed to
preclude Tenant from being entitled to insurance proceeds or awards for any taking to the extent provided in this Lease. Tenant shall, in all events, make all repairs, replacements and perform maintenance and other work for which it is responsible
hereunder, in a good, proper and workmanlike manner. Notwithstanding the foregoing, Landlord, and not Tenant, shall be responsible for any repairs necessitated by any acts or omissions (where there is a duty to act) of Landlord. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) If all or any part of any Building shall encroach upon any property, street or <FONT STYLE="white-space:nowrap"><FONT
STYLE="white-space:nowrap">right-of-way</FONT></FONT> adjoining or adjacent to the Premises, or shall violate the agreements or conditions affecting the Premises or any part thereof (subject to the provisions of Part I, Section&nbsp;21 of this
Lease) shall violate any Laws or Legal Requirements, or shall hinder, obstruct or impair any easement or <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">right-of-way</FONT></FONT> to which the Premises is subject (subject to the
provisions of Part I, Section&nbsp;21 of this Lease), then, promptly after written request of Landlord (unless such encroachment, violation of any agreements or conditions of record, hindrance, obstruction or impairment is a Permitted Encumbrance in
existence as of the Lease Commencement Date) or of any person affected thereby, Tenant shall, at its sole expense, either (i)&nbsp;obtain valid and effective waivers or settlements of all claims, liabilities and damages resulting therefrom, or
(ii)&nbsp;make such changes, including alterations to any Building (subject, however, to Tenant&#8217;s maintenance and repair obligations in Section&nbsp;10(a) of this Part II) and take such other action as shall be necessary to remove or eliminate
such encroachments, violations, hindrances, obstructions or impairments, provided that, if Landlord&#8217;s consent is required for such changes pursuant to this Lease, Landlord&#8217;s consent shall not be unreasonably withheld, conditioned or
delayed. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) If Tenant shall be in default under any of the provisions of this Section&nbsp;10, Landlord may, after thirty (30)&nbsp;days
written notice to Tenant and failure of Tenant to cure during said period, but without notice in the event of an emergency, do whatever is reasonably necessary to cure such default as may be appropriate under the circumstances for the account of and
at the expense of Tenant. If an emergency exists, Landlord shall use reasonable efforts to notify Tenant of the situation by phone or other available communication before taking any such action to cure such default, and shall in all events notify
Tenant (which may be by <FONT STYLE="white-space:nowrap">e-mail</FONT> only to Jonathan Feldberg (jfeldberg@scholastic.com) or another representative of Tenant designated by Tenant from time to time) in writing promptly thereafter. All reasonable
sums so paid by Landlord and all reasonable costs and expenses (including, without limitation, reasonable attorneys&#8217; fees and expenses) so incurred, together with interest at the Lease Default Rate from the date of payment or incurring of the
expense, shall constitute Additional Rent payable by Tenant under this Lease and shall be paid by Tenant to Landlord within thirty (30)&nbsp;days of written demand accompanied by reasonable supporting documentation. </P>
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<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">11. During the Term Tenant shall comply with all Laws and Legal Requirements relating to the Premises. As used herein, (i)&nbsp;the term
&#8220;<U>Laws</U>&#8221; shall mean all present and future laws, statutes, codes, ordinances, orders, judgments, decrees, injunctions, rules, regulations and requirements, even if unforeseen or extraordinary, of every duly constituted governmental
authority or agency (but excluding those which by their terms are not applicable to and do not impose any obligation on Tenant, Landlord or the Premises or which are due to take effect after expiration of the Term), and (ii)&nbsp;the term
&#8220;<U>Legal Requirements</U>&#8221; shall mean all Laws and all covenants, restrictions and conditions now or, subject to the provisions of Part 1, Section&nbsp;21, in the future, of record which may be applicable to Tenant, Landlord (with
respect to the Premises) or to all or any part of or interest in the Premises, or to the use, manner of use, occupancy, possession, operation, maintenance, alteration, repair or reconstruction of the Premises. Tenant, at its own cost and expense,
may contest, in any manner permitted by Law, the validity or the enforcement of any Law or Legal Requirement with which Tenant is required to comply pursuant to this Lease; provided that (a)&nbsp;any such contest and/or Tenant&#8217;s <FONT
STYLE="white-space:nowrap">non-compliance</FONT> with any such Law or Legal Requirement shall not (i)&nbsp;subject Landlord to (x)&nbsp;criminal penalty or prosecution, or (y)&nbsp;any civil liability (other than monetary fines but only to the
extent same are not paid by Tenant), or (ii)&nbsp;subject the Premises to lien or sale or cause, or be reasonably likely to cause, the same to be condemned or vacated, and (b)&nbsp;Tenant shall promptly, diligently, in good faith and continuously
prosecute such contest and shall keep Landlord informed, on a regular basis, of the status of such contest. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>ACCESS TO PREMISES </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">12. Upon at least two (2)&nbsp;business days&#8217; written notice to Tenant (which may be via <FONT STYLE="white-space:nowrap">e-mail</FONT>
to jfeldberg@scholastic.com or another representative of Tenant designated by Tenant from time to time), and during Tenant&#8217;s business hours, Landlord and Lender and their respective employees, contractors, agents and representatives may enter
onto the Premises to (i)&nbsp;show the Premises to purchasers and potential purchasers, and to mortgagees and potential mortgagees, or (ii)&nbsp;for the purpose of inspecting the Premises or performing any work which Landlord is permitted to perform
under this Lease; <U>provided</U>, that, for purposes of subpart (ii)&nbsp;of this sentence, Landlord and Lender shall not be required to give notice prior to entry onto the Premises in the event of an emergency situation, but shall in all events
provide written notice promptly thereafter. In exercising such entry rights, Landlord shall, and shall cause Lender to, use commercially reasonable efforts to minimize the interference with Tenant&#8217;s business. Tenant shall have the right to
have a representative present during any entry by Landlord or Lender; provided, Tenant makes such representative readily available to Landlord or Lender, as applicable, for such purpose. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>WAIVER OF SUBROGATION </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">13.
Notwithstanding anything in this Lease to the contrary, Landlord and Tenant each waive any rights of action for negligence against the other party, which may arise during the Term for damage to the Premises or to the property therein resulting from
any fire or other casualty, provided, (i)&nbsp;in the case of a waiver by Landlord, only to the extent of insurance proceeds actually received by Landlord and (ii)&nbsp;in the case of a waiver by Tenant, only to the extent of insurance proceeds
received by Tenant or that would have been received by Tenant had Tenant maintained the insurance required to be maintained under this Lease. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>DAMAGE; DESTRUCTION </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">14. (a) In the event of any damage to or destruction of the Premises by fire, the elements or other casualty during the Term (a
&#8220;<U>Casualty</U>&#8221;), Tenant shall, in consultation with Landlord, adjust, collect and compromise any and all claims covered by insurance. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) In the event of any such Casualty (whether or not insured against), this Lease shall not be affected in any manner by reason of such
Casualty, except as expressly set forth in this Article 14, the Term shall continue and there shall be no abatement or reduction of Fixed Rent, Additional Rent or of any other sums payable by Tenant hereunder. Tenant, notwithstanding any applicable
Laws, present or future, waives all rights to quit or surrender the Premises or any portion thereof because of the total or partial destruction of thereof (prior to the expiration of this Lease), except as expressly set forth in this Article 14.
</P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) All proceeds of any insurance required to be carried hereunder less any reasonable expenses of Tenant in collecting such proceeds
(the &#8220;<U>Net Proceeds</U>&#8221;) shall be delivered to Tenant to apply in accordance with the terms of this Lease if (i)&nbsp;either (x) Tenant is the Tenant Named Herein (as hereinafter defined) or a Credit Tenant (as hereinafter defined) or
(y)&nbsp;Tenant is not the Tenant Named Herein or a Credit Tenant and the estimated cost of restoring or repairing the Premises to as nearly as possible to its value and useful life immediately before such Casualty but in any event assuming the
Premises have been maintained in accordance with the requirements of Section&nbsp;10 of this Part II (such restoration or repair of the Premises, whether in connection with a Condemnation or a Casualty, as the context requires, herein called a
&#8220;<U>Restoration</U>&#8221;), shall be the Threshold Repair Amount or less and (ii)&nbsp;no Event of Default has occurred and is continuing, at the time of delivery of the Net Proceeds. In all other events the Net Proceeds shall be delivered to
a Depositary, which shall agree in writing (in an agreement reasonably acceptable in form and substance, to Landlord and Tenant) to hold and disburse the Net Proceeds. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(d) Tenant shall, whether or not the Net Proceeds of such insurance are sufficient for the purpose or delivered to Tenant, promptly complete
the Restoration of the Improvements damaged by any such Casualty (including, without limitation, any alterations previously made by Tenant hereunder) in compliance with all requirements set forth in this Lease and all Legal Requirements, and such
Restoration shall be completed in such a manner as not to impair, beyond a <I>de minimis</I> extent, the market value or usefulness of the Premises for use in Tenant&#8217;s ordinary course of business, all at Tenant&#8217;s sole cost and expense.
Tenant shall not have any right to abate the payment of Fixed Rent or Additional Rent as a result of any Casualty, except as set forth in Section&nbsp;14(f) herein. For the avoidance of doubt, any proceeds of casualty or hazard insurance claims
relating to Tenant&#8217;s personal property, business income or extra expenses resulting from a casualty loss shall be paid solely to Tenant and neither Landlord nor Lender shall have any right or interest therein. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(e) For purposes hereof, &#8220;<U>Tenant Named Herein</U>&#8221; shall mean the
&#8220;Tenant&#8221; set forth in this Lease as of the Lease Commencement Date (i.e., Scholastic Inc.) or any Successor thereto. &#8220;<U>Credit Tenant</U>&#8221; means any person who, on a pro forma basis giving effect to any lease assignments and
contemporaneous acquisition(s), (y) satisfies the Required EBITDA (as hereinafter defined) for the Test Period (as hereinafter defined) and (z)&nbsp;has a ratio of net debt to EBITDA of not more than 6.00:1.0. &#8220;<U>Depositary</U>&#8221; shall
mean (i)&nbsp;if there is a Lender, such Lender, or (ii)&nbsp;if there is no Lender at such time, a nationally recognized escrow company reasonably acceptable to Landlord and Tenant. &#8220;<U>Required EBITDA</U>&#8221; means an amount at least
equal to Five Hundred Million and No/100 Dollars ($500,000,000.00), which amount shall be subject to annual increases based on the percentage increase CPI when comparing the CPI in effect for the month immediately preceding the previous anniversary
of the Commencement Date compared against the CPI in effect for the month immediately preceding the then most recent anniversary of the Commencement Date. <U>&#8220;Test Period&#8221; means, </U>for any date of determination, the period of four
consecutive fiscal quarters then most recently ended for which financial statements have been provided to Landlord. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(f) Notwithstanding
any provision of this Article 14, if fifty percent (50%) or more of the square footage of any Building shall be destroyed or damaged during the last two (2)&nbsp;years of the Term, Tenant shall then be in compliance with all applicable insurance
requirements of this Lease, and no Event of Default shall have occurred and be continuing, then and in such event Tenant shall have the option (to be exercised by written notice to Landlord given not later than the date that is thirty (30)&nbsp;days
after the date that Tenant receives the estimate for the cost of Restoration of such Building (which shall be delivered to Tenant within ninety (90)&nbsp;days of the destruction or damage (subject to reasonable extension for insurance delays))) to
terminate this Lease with respect to the Parcel on which such Building(s) is(are) located by notice in writing addressed to Landlord, which termination shall be effective not less than thirty (30)&nbsp;days nor more than sixty (60)&nbsp;days after
the giving of such notice and shall be subject to subsection (g)&nbsp;below (such date, the &#8220;<U>Casualty Termination Date</U>&#8221;); provided that if fifty percent (50%) or more of the square footage of the Parcel located at 6336 Algoa Road
(the &#8220;Algoa Parcel&#8221;) shall be destroyed or damaged, Tenant shall have the right, at Tenant&#8217;s election, to terminate this Lease either with respect to solely the Algoa Parcel or in its entirety. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(g) Upon any termination of this Lease pursuant to subsection (f)&nbsp;above, the Term shall terminate, cease and come to an end (either in
its entirety or with respect to such Parcel, as applicable) on the date specified in the termination notice with the same force and effect as if such date were the date herein definitely fixed for the expiration of the Term of this Lease (either in
its entirety or for such Parcel, applicable). Upon such termination, (i)&nbsp;Tenant shall surrender such Parcel or the Premises, as applicable, in the condition and manner provided in Article 20 of this Lease, as in the case of the expiration of
this Lease, (ii)&nbsp;all Fixed Rent and Additional Rent shall be apportioned to such date and paid to Landlord, provided that if this Lease shall be terminated with respect to less than the entirety of the Premises, solely the Fixed Rent and
Additional Rent with respect to the applicable Parcel(s) shall be so apportioned and paid (with respect to Fixed Rent, in accordance with the Fixed Rent allocations set forth on Schedule 1 (the &#8220;<U>Fixed Rent Allocations</U>&#8221;), (iii)
Tenant shall cause all insurance proceeds to be payable to Landlord, net of Restoration costs, if any, already expended by Tenant at the time of such termination other than any deductible amounts (and Tenant shall execute and deliver all
documentation reasonably necessary in connection therewith), (iv) if this Lease shall be terminated with respect to less than the entirety of the Premises, (I)&nbsp;all Fixed Rent due under this Lease for periods following the Casualty Termination
Date shall be reduced by the Fixed Rent allocable to such Parcel(s) (determined in accordance with the Fixed Rent Allocation), and (II)&nbsp;Landlord and Tenant shall enter into an amendment to this Lease reflecting the updated Fixed Rent amount and
the removal of such Parcel from the Premises covered hereby. The provisions of the foregoing clauses (i)&nbsp;through (iv) shall survive the termination of this Lease. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>CONDEMNATION </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">15. (a) Promptly upon obtaining knowledge of any proceeding for condemnation or eminent domain with respect to the Premises (a
&#8220;<U>Taking</U>&#8221; or &#8220;<U>Condemnation</U>&#8221;), Tenant and Landlord shall each notify the other, and Landlord and Lender shall be entitled to participate in such proceeding at Landlord&#8217;s or Lender&#8217;s expense. Subject to
the provisions of this Section&nbsp;15, Tenant hereby irrevocably assigns to Landlord&#8217;s Lender or to Landlord, in that order, any award or payment in respect of any Condemnation of the Premises, except that nothing in this Lease shall be
deemed to assign to Landlord or Lender any award relating to the value of the leasehold interest created by this Lease or any award or payment on account of an interruption of Tenant&#8217;s business at such Parcel or the Tenant&#8217;s trade
fixtures, moving expenses and <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> expenses incidental to the move, if available, to the extent Tenant shall have a right to make a separate claim therefor
against the condemnor, it being agreed, however, that Tenant shall in no event be entitled to any payment that reduces the award to which Landlord is or would be entitled for the condemnation of Landlord&#8217;s fee interest in such Parcel (it being
agreed and understood that Landlord is not entitled to any award for the value of Tenant&#8217;s leasehold interest and Tenant&#8217;s receipt of such award shall be deemed not to reduce Landlord&#8217;s award for Landlord&#8217;s fee interest).
</P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) If (i)&nbsp;an entire Parcel or (ii)&nbsp;a material portion of any Parcel or land comprising a portion of any Parcel the loss of
which would, in Tenant&#8217;s reasonable judgment, render the Parcel or the Building thereon unsuitable for Restoration or for the continued use and occupancy for Tenant&#8217;s business after Restoration, shall be subject of a Taking (each, a
&#8220;<U>Major Condemnation</U>&#8221;), then not later than ninety (90)&nbsp;days after such Taking has occurred, and provided no Event of Default has occurred and is continuing, Tenant shall serve written notice upon Landlord and Lender (provided
that Tenant shall have been given notice of such Lender prior to the Major Condemnation) (&#8220;<U>Tenant</U><U>&#8217;</U><U>s Termination Notice</U>&#8221;) of Tenant&#8217;s intention to terminate this Lease with respect to such affected
Parcel(s) on any Fixed Rent payment Due Date specified in such notice, which Due Date (the &#8220;<U>Condemnation Termination Date</U>&#8221;) shall be no sooner than thirty (30)&nbsp;days and no later than one hundred twenty (120)&nbsp;days after
Tenant&#8217;s Termination Notice but, in any event, not later than the last day of the Term of this Lease; provided that if the Algoa Parcel shall be subject to a Major Condemnation during the last two years of the Term, Tenant shall have the
right, at Tenant&#8217;s election, to terminate this Lease either with respect to solely the Algoa Parcel or in its entirety. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) Upon
any such termination of this Lease (either in its entirety or with respect to such Parcel, as applicable), the Term shall terminate, cease and come to an end with respect to such Parcel or in the entirety, as applicable, on the date specified in the
termination notice with the same force and effect as if such date were the date herein definitely fixed for the expiration of the Term of this Lease (either in its entirety or for such Parcel, applicable). Upon such termination, (i)&nbsp;Tenant
shall surrender such Parcel, or the Premises, as applicable, in the condition and manner provided in Article 20 of this Lease, as in the case of the expiration of this Lease, (ii)&nbsp;all Fixed Rent and Additional Rent with respect to such Parcel
shall be apportioned to such date and paid to Landlord , provided that if this Lease shall be terminated with respect to less than the entirety of </P>
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the Premises, solely the Fixed Rent and Additional Rent with respect to the applicable Parcel(s) shall be so apportioned and paid (with respect to Fixed Rent, in accordance with the Fixed Rent
Allocation), (iii)&nbsp;if this Lease shall be terminated with respect to less than the entirety of the Premises, (I)&nbsp;the Fixed Rent due under this Lease for periods following the Condemnation Termination Date shall be reduced by the Fixed Rent
allocable to such Parcel(s) (determined in accordance with the Fixed Rent Allocation), and (II)&nbsp;Landlord and Tenant shall enter into an amendment of this Lease reflecting such new Fixed Rent amount and the removal of such Parcel from Premises
covered hereby, and (iv)&nbsp;the award shall be allocated in accordance with <U>Section</U><U></U><U>&nbsp;15(a)</U>. The provisions of the foregoing clauses (i)&nbsp;through (iv) shall survive the termination of this Lease. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(d) In the event of any Taking of a portion of the Premises which does not result in a termination of this Lease in its entirety, the net
award resulting from the Taking, <I>i.e.</I>, after deducting therefrom all reasonable expenses incurred in the collection thereof, shall be held in accordance with Section&nbsp;14(c) of this Part II, provided that for the purpose of this
Section&nbsp;15(d) &#8220;Net Proceeds&#8221; as used in Article 14 shall be deemed to refer to the net award for such Condemnation under this Article 15, &#8220;immediately before such Casualty&#8221; as used in clause (i)&nbsp;of such
Section&nbsp;14(c) shall be deemed to mean &#8220;immediately before such Condemnation&#8221;. In the event of any such Taking, Tenant shall promptly commence and diligently complete the Restoration (as defined in Section&nbsp;14(c) of this Part II)
of the Premises (other than any Parcel with respect to which Tenant shall have terminated this Lease) in accordance with all Laws and Legal Requirements and all other applicable terms of this Lease. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(e) No agreement with any Taking authority in settlement of or under threat of any Taking shall be made by Landlord or Lender without
Tenant&#8217;s prior written consent (<U>provided</U>, that Tenant&#8217;s consent shall not be required if an Event of Default then exists and is continuing), or by Tenant without Landlord&#8217;s prior written consent. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(f) In the case of any partial Taking with respect to any Parcel, except if an Event of Default exists and is continuing, and provided Tenant
completes the Restoration with respect to such Parcel in accordance with the requirements of Section&nbsp;14(c) above, the excess of any net award over the costs of the Restoration shall be retained in full by Tenant, and all Fixed Rent, Additional
Rent and other obligations of Tenant with respect to such Parcel shall continue unabated notwithstanding any partial Condemnation until the Expiration Date. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(g) If within twenty-four (24)&nbsp;months prior to the then expiration of the Term, a partial Condemnation (other than an immaterial
Condemnation) shall occur with respect to any Parcel, then Tenant shall have the option, within sixty (60)&nbsp;days from the date of such partial Condemnation, to terminate this Lease with respect to such Parcel by notice in writing addressed to
Landlord, which termination for such Parcel only shall be effective upon the date specified in such notice, but in any event, not less than thirty (30)&nbsp;days nor more than one hundred twenty (120)&nbsp;days after the serving of such notice;
provided that if the partial Condemnation shall have occurred with respect to the Algoa Parcel, Tenant shall have the right, at Tenant&#8217;s election, to terminate this Lease either with respect to solely the Algoa Parcel or in its entirety.
Thereupon, this Lease shall terminate, cease and come to an end (either in its entirety or with respect to such Parcel, as applicable) on the date specified in such notice with the same force and effect as if such date were the date herein
definitely fixed for the expiration of the Term of this Lease (either in its entirety or for such Parcel, applicable) and the provisions of Section&nbsp;15(c) shall apply in connection with such termination. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(h) If a Taking of Tenant&#8217;s leasehold estate or the whole or any part of the Premises
for temporary use or occupancy shall occur, (i)&nbsp;the foregoing provisions of this Article 15 shall be inapplicable to such taking, (b)&nbsp;this Lease shall continue in full force and effect without reduction or abatement of Rent and
(c)&nbsp;Tenant shall be entitled to receive the entire amount of the award made for any such taking; provided, however, that the portion of such award which represents reimbursement for the costs of repairs, replacements or rebuilding (and is not
required to pay Fixed Rent or Additional Rent accruing during the period of temporary taking) shall be used by Tenant to pay the costs of such repairs, replacements or rebuilding and shall be treated in accordance with Section&nbsp;15(d). Landlord
agrees to assign to Tenant the right to receive Tenant&#8217;s portion of such award. Landlord and Tenant hereby direct any condemning authority to remit and disburse any award for any taking in accordance with this Article 15. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>ASSIGNMENT AND SUBLETTING </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">16. (a)
Tenant shall have the right to assign this Lease or sublet the whole or any part of the Premises (provided the term thereof does not extend beyond the Term of this Lease), for use for any lawful purpose (subject to the limitations of Section&nbsp;5
of this Part II) or effectuate any direct or indirect change in control of Tenant, to any party, including, without limitation, any Related Entity (as hereinafter defined) or Successor (as hereinafter defined) of Tenant; provided, Tenant shall
continue to be able to provide the financial statements required under this Lease (or such statements shall continue to be publicly available), including, as applicable, after any such direct or indirect change in control, and the Tenant Named
Herein shall remain liable for the obligations of Tenant hereunder, which liability of the Tenant Named Herein shall be and remain that of a primary obligor and not a guarantor or surety, subject to the provisions of the last sentence of this
Section&nbsp;16(a); provided, however, that in the case of a change, alteration or modification of this Lease made after the date of an assignment of this Lease to an entity that is not a Related Entity or a Successor Tenant, if and to the extent
that such change, alteration or modification increases the obligations of Tenant under this Lease, the assignor shall not be liable with respect to such increase, unless the assignor has consented to such change, alteration or modification;
provided, that (1)&nbsp;assignor shall enter into an agreement with assignee requiring assignor&#8217;s consent prior to entering into any such change, alteration or modification, and (2)&nbsp;if assignor fails to respond to any request for consent
to such change, modification or alteration within 5 business days after written request therefor, Landlord shall have the right to send a second notice requesting consent, and if Tenant does not respond to such second notice within five
(5)&nbsp;days following Landlord&#8217;s delivery thereof, Tenant&#8217;s consent shall be deemed granted. Without limitation, any of the following shall be deemed an assignment of this Lease: any assignment or transfer of any direct or indirect
ownership interest in Tenant, in whole or in part, by operation of Law or otherwise, regardless of the number of tiers of ownership, in one or more transactions, in such a manner that greater than fifty percent (50%) of the direct or indirect
ownership interests in Tenant are assigned or transferred. Tenant agrees that in the case of an assignment of this Lease that is either consented to by Landlord or for which no consent is necessary, Tenant shall, within fifteen (15)&nbsp;days after
the execution and delivery of any such assignment, deliver to Landlord (i)&nbsp;a duplicate original of such assignment and (ii)&nbsp;an agreement executed and acknowledged by the assignee wherein the assignee shall agree to assume and agree to
observe and perform all of the terms and provisions of this </P>
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Lease on the part of the Tenant to be observed and performed from and after the date of such assignment, and the Tenant Named Herein shall remain liable for the obligations of Tenant hereunder,
notwithstanding any such assignment, which liability of the Tenant Named Herein shall be and remain that of a primary obligor and not a guarantor or surety, subject to the provisions of the last sentence of this Section&nbsp;16(a). In the case of a
sublease, Tenant shall, within fifteen (15)&nbsp;days after the execution and delivery of such sublease, deliver to Landlord a duplicate original of such sublease. Notwithstanding the foregoing, Tenant shall not be permitted to assign or sublease
if, as a result, the Premises or any part thereof would be <FONT STYLE="white-space:nowrap">&#8220;tax-exempt</FONT> use property&#8221; within the meaning of Section&nbsp;168(h) of the Internal Revenue Code of 1986, as amended. Any sublease shall
be subject and subordinate to this Lease, subject to the provisions of Section&nbsp;16(c) below. &#8220;<U>Related Entity</U>&#8221; shall mean any corporation or other business entity which controls, is controlled by or is under common control
with, Tenant, and &#8220;<U>Successor</U>&#8221; shall mean any of the following: (x)&nbsp;an entity created by merger, reorganization, consolidation or recapitalization of or with Tenant; (y)&nbsp;an entity acquiring all or substantially all of the
assets of, or beneficial interests in, Tenant, or all or substantially all of the assets of, or beneficial interests in, an operating division, group or department of Tenant or all or substantially all of the business conducted by Tenant in the
Premises; or (z)&nbsp;any corporate or other business entity successor to a Successor becoming such by either of the methods described in clauses (x)&nbsp;and (y) above. Notwithstanding anything to the contrary contained in this Lease, if the Tenant
Named Herein assigns this Lease to a Credit Tenant, then from and after the effective date of such assignment, the Tenant Named Herein shall be released from its obligations under this Lease. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) Upon the occurrence of an Event of Default under this Lease, so long as such Event of Default shall be continuing, Landlord shall have the
right to collect and enjoy all rents and other sums of money payable under any sublease of any of the Premises, and Tenant hereby irrevocably and unconditionally assigns such rents and money to Landlord, which assignment may be exercised upon and
after (but not before) the occurrence and during the continuance of an Event of Default. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) In the case of a sublease of at the entire
Premises (other than a sublease to a Related Entity of Tenant), upon Tenant&#8217;s request, Landlord shall enter into a subordination, recognition and attornment agreement with the subtenant (which agreement shall be in the form attached hereto as
Exhibit &#8220;F&#8221;) (such agreement, a &#8220;<U>Subtenant SNDA</U>&#8221;) if: (a)&nbsp;the proposed sublease shall be until the end of the then Term, but in no event for fewer than five (5)&nbsp;years (inclusive of any renewal options of such
subtenant that are conditioned upon Tenant&#8217;s exercise of Tenant&#8217;s renewal rights under this Lease), with no right of cancellation (other than those customarily provided in the event of casualty or condemnation or any express right of a
sublandlord to terminate the sublease due to a failure of a subtenant to have performed specific obligations under the applicable sublease) prior to the expiration of such minimum term (but in no event extending beyond the Expiration Date of this
Lease, as that date may have been theretofore, or may thereafter be, extended in accordance with the terms of this Lease), (b) the subtenant shall agree (in such subordination, recognition and attornment) that the rental to be paid by the subtenant
to Landlord (if, as and when such subordination, recognition and attornment agreement shall become operative between Landlord and the subtenant following a termination of this Lease) shall be equal to the greater of (I)&nbsp;the Fixed Rent and
recurring Additional Rent payable under this Lease, and (II)&nbsp;the total rentals payable under the sublease; (c)&nbsp;the proposed sublease does not give the subtenant any right to extend the sublease term beyond the Expiration Date of this
Lease, as that date may have been </P>
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theretofore, or may thereafter be, extended in accordance with the terms of this Lease, (d)&nbsp;the proposed sublease imposes no obligations on Landlord to do any work (other than may otherwise
required to be done by Landlord pursuant to the express terms of this Lease) or provide any work allowance to the subtenant (which would be binding on the Landlord), and (e)&nbsp;the proposed sublease gives no greater rights to the subtenant than
Tenant has under this Lease, nor imposes any greater obligations on the sublandlord that would be binding on Landlord than Landlord may have under this Lease. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(d) Provided, no Event of Default has occurred and is continuing, if Tenant wishes to assign this Lease, solely with respect to a specific
Parcel, to a Related Entity, to reflect that such Related Entity is operating and utilizing such Parcel, Tenant shall provide notice of same to Landlord, together with supporting documentation reflecting the relationship of such Related Entity to
Tenant. No later than thirty (30)&nbsp;days after receipt of such notice and supporting documentation, Landlord and Tenant shall enter into an amendment to this Lease, reflecting such Related Entity as the &#8220;Tenant&#8221; of such Parcel, and
adding such Related Entity as a &#8220;Tenant&#8221; under this Lease, and such Related Entity shall be jointly and severally liable with each entity that is a Tenant hereunder for all of the obligations, liabilities and covenants of each such
entity. </P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>ALTERATIONS </B></P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">17. (a) Tenant
may make any structural or <FONT STYLE="white-space:nowrap">non-structural,</FONT> interior and/or exterior alterations, changes, additions, improvements, repairs, reconstructions or replacements of any of the Premises
(&#8220;<U>alterations</U>&#8221;), other than those which would result in a material diminution in the value of the Premises (the &#8220;<U>Major Alterations</U>&#8221;), without the consent of Landlord. Tenant shall obtain the prior written
consent of Landlord to any Major Alterations, which consent shall not be unreasonably withheld, conditioned or delayed, provided that as a condition to Landlord&#8217;s granting such consent, Tenant shall agree to remove such Major Alterations upon
the expiration or sooner termination of the Term and repair all damage to the Premises caused by the installation and removal of such Major Alterations (otherwise, consent may be withheld in Landlord&#8217;s sole discretion.<B><I> </I></B>Landlord
shall respond to Tenant&#8217;s request for consent to any Major Alteration within fifteen (15)&nbsp;days following Tenant&#8217;s request, it being agreed that if Landlord does not respond within such fifteen (15)&nbsp;day period, Tenant shall have
the right to send a second notice requesting consent, and if Landlord does not respond to such second notice within five (5)&nbsp;days following Tenant&#8217;s delivery thereof, Landlord&#8217;s consent shall be deemed granted. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) Tenant shall do all such work in a good and workmanlike manner, at its own cost, and in accordance with Laws and Legal Requirements.
Tenant shall discharge, within thirty (30)&nbsp;days of obtaining actual knowledge thereof (by payment or by filing the necessary bond, or otherwise), any mechanics&#8217;, materialmen&#8217;s or other lien against the Premises and/or
Landlord&#8217;s interest therein, which lien may arise out of any payment due for any labor, services, materials, supplies, or equipment furnished to or for Tenant in, upon, or about the Premises (other than by Landlord). </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) At Tenant&#8217;s sole cost and without liability to Landlord, Landlord agrees to
cooperate with Tenant (including signing applications upon Tenant&#8217;s written request) in obtaining any necessary permits, variances and consents for any alterations which Tenant is permitted to make hereunder or which Landlord, if
Landlord&#8217;s consent is required, has consented to; provided none of the foregoing shall, in any manner, (i)&nbsp;result in a material reduction of access to or ingress to or egress from the Premises or (ii)&nbsp;a material diminution in the
value of the Premises (unless such alterations were consented to by Landlord in accordance with <U>clause (a)</U>&nbsp;above), or a change in zoning having a material adverse effect on the ability to use the Premises by Tenant or otherwise having a
material adverse effect on the ability to use the Premises after the expiration or sooner termination of this Lease. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(d) Tenant agrees
that in connection with any alteration: (i)&nbsp;the fair market value of the Premises shall not be materially lessened after the completion of such alteration, subject to the provisions of Section&nbsp;17(a) above with respect to Major Alterations,
and the structural integrity of the Buildings shall not be impaired; (ii)&nbsp;the alteration and any alteration theretofore made or thereafter to be made shall not in the aggregate reduce the gross floor area of any Building by more than ten
percent (10%); (iii) all such alterations shall be performed in a good and workmanlike manner, and shall be completed in compliance with all Legal Requirements; (iv)&nbsp;Tenant shall pay all costs and expenses of any such alteration as and when the
same are due; (v)&nbsp;Tenant shall procure and pay for all permits and licenses required in connection with any such alteration; and (vi)&nbsp;all structural alterations shall be made (and in the case of any
<FONT STYLE="white-space:nowrap">non-structural</FONT> alteration, the estimated cost of which in any one instance exceeds the Threshold Repair Amount) under the supervision of an architect or engineer and in accordance with plans and specifications
which shall be submitted to Landlord (for information purposes only) prior to the commencement of the alterations. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(e) All contracts and
payments to contractors, subcontractors, suppliers and other persons in connection with any alteration, Restoration, repair or other work performed at the Premises shall be entered into, made and performed in compliance with all Laws and Legal
Requirements. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(f) Notwithstanding anything to the contrary contained in this Lease, Tenant shall have the right to pledge, encumber or
grant a security interest in its movable equipment and/or obtain and/or enter into equipment leases, provided further that no party shall have the right to file a lien against the Buildings or any portion thereof in connection with any such lease or
financing. Landlord shall reasonably cooperate with Tenant, at no cost to Landlord, in connection with any such equipment financings and/or leases, including, without limitation, by executing and delivering a commercially reasonable landlord waiver
and access agreement or similar agreement on Tenant&#8217;s or such lessor&#8217;s standard form (subject to Landlord&#8217;s reasonable comments to same) upon request from Tenant therefor. Tenant shall pay to Landlord all reasonable <FONT
STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> costs and expenses, including reasonable attorney&#8217;s fees and disbursements, actually incurred by Landlord in connection with any request by Tenant
described in this Section&nbsp;17(f) as Additional Rent within 30 days after receipt by Tenant of an invoice therefor, together with reasonable supporting documentation. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(g) Except as set forth in Section&nbsp;17(a), Tenant shall have no obligation to remove any alterations from the Premises upon the expiration
or sooner termination of the Term, including, without limitation, any improvements existing at the Premises as of the Lease Commencement Date. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>SIGNS </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">18. At Tenant&#8217;s sole cost, Tenant may install, replace, relocate and maintain and repair in and on any Building, such signs, awnings,
lighting effects and fixtures as may be used from time to time by Tenant (collectively, &#8220;<U>Signs</U>&#8221;) without Landlord&#8217;s consent. At Tenant&#8217;s sole cost and without liability to Landlord, Landlord agrees to cooperate with
Tenant (including signing applications upon Tenant&#8217;s written request) in obtaining any necessary permits, variances and consents for Tenant&#8217;s Signs. All Signs of Tenant shall comply with Laws and Legal Requirements. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>[RESERVED] </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">19. [Reserved]. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>SURRENDER </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">20. At the expiration or
other termination of this Lease, Tenant shall surrender the Premises to Landlord in as good order and condition as they were at the commencement of the Term or may be put in thereafter in accordance with this Lease, reasonable wear and tear and
(other than for any Restoration required by the terms of this Lease) damage to the Premises by any Major Condemnation of the Premises or casualty damage for which Tenant is expressly not responsible excepted. All alterations (including, without
limitation, Tenant&#8217;s trade fixtures, satellite communications dish and equipment, conveyor systems, and other similar equipment and shelving (&#8220;<U>trade fixtures</U>&#8221;) that Tenant, at its discretion, elects to not remove from the
Premises) shall become the property of Landlord and shall remain upon and be surrendered with the Premises as a part thereof at the termination or other expiration of the Term. At the expiration or termination of the Term, Tenant shall remove any
trade fixtures that Tenant, at its discretion, elects to remove, as well as its signs and identification marks that Tenant elects to remove at its discretion, from the Premises. Tenant agrees to repair any and all damage caused by such removal.
Trade fixtures and personal property not so removed at the end of the Term or within thirty (30)&nbsp;days after the earlier termination of the Term for any reason whatsoever shall become the property of Landlord, and Landlord may thereafter cause
such property to be removed from the Premises. Landlord shall not in any manner or to any extent be obligated to reimburse Tenant for any property which becomes the property of Landlord as a result of such expiration or earlier termination. The
provisions of this Section&nbsp;20 shall survive the termination or expiration of this Lease. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>SUBORDINATION OF LEASE </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">21. (a) This Lease shall be subject and subordinate to any Mortgage and to all advances made upon the security thereof, provided that Lender
shall execute and deliver to Tenant the Lender&#8217;s form (which shall be recordable) of subordination, <FONT STYLE="white-space:nowrap">non-disturbance,</FONT> and attornment agreement, which is otherwise reasonably acceptable to Landlord and
Tenant (&#8220;<U>SNDA Agreement</U>&#8221;), providing that Lender recognizes this Lease and agrees to not disturb Tenant&#8217;s possession of the Premises in the event of foreclosure if Tenant is not then in default hereunder beyond notice and
the expiration of any applicable cure period. Tenant agrees, upon receipt of such SNDA Agreement, to execute such SNDA Agreement. The term &#8220;<U>Mortgage</U>&#8221; shall include any mortgages, deeds of trust or any other similar hypothecations
on the Premises securing Lender&#8217;s Loan to Landlord, regardless of whether or not such Mortgage is recorded. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">-22- </P>

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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) Subject to Landlord&#8217;s compliance with the provisions of Section&nbsp;21(a), Tenant
agrees to attorn, from time to time, to Lender, and to any purchaser of the Premises, for the remainder of the Term, provided that Lender or such purchaser shall then be entitled to possession of the Premises, subject to the provisions of this
Lease. Subject to any SNDA Agreement then in effect, each such party shall, upon demand of the other, execute instruments in confirmation of the foregoing provisions reasonably satisfactory to the requesting party acknowledging such subordination, <FONT
STYLE="white-space:nowrap">non-disturbance</FONT> and attornment and setting forth the terms and conditions hereof. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) Without
limitation of the provisions of Section&nbsp;21(a) above, Tenant hereby consents to any assignment of this Lease by Landlord to or for the benefit of any Lender. Without limitation of the preceding sentence, Tenant hereby specifically consents to
any Assignment of Lease and Rents executed by Landlord to and for the benefit of the Lender named herein. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>CONVEYANCE OF POST-CLOSING RETAINED PARCELS
</B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">22. (a) Landlord and Tenant acknowledge and agree that Tenant intends that a portion of the Robinson Parcel, which portion consists
of approximately 22.7 acres, as more particularly depicted on <U>Exhibit B</U> attached hereto and made a part hereof (the &#8220;<U>Retained Parcel</U>&#8221;), will be conveyed by Landlord to Tenant (the &#8220;<U>Conveyance</U>&#8221;) and
Landlord agrees to such Conveyance, subject to the provisions of this Article 22. The parties acknowledge and understand that the Retained Parcel is not a separate legally subdivided parcel as of the Commencement Date, and that Tenant has no
obligation under this Lease to proceed with the Conveyance, such Conveyance to be at Tenant&#8217;s sole election and discretion. At Tenant&#8217;s request, Landlord agrees to cooperate with Tenant in good faith and use commercially reasonable
efforts to cause the Retained Parcel to be legally subdivided or otherwise separated from the remainder of the Premises to allow the fee simple interest in the Retained Parcel to be conveyed to Tenant by Landlord while allowing the remainder of the
Robinson Parcel to remain owned by Landlord and subject to the terms of this Lease. Landlord&#8217;s cooperation shall include, without limitation, (i)&nbsp;signing any applications required by any applicable governmental authority(ies) or
agency(ies) to be signed by the owner of the Robinson Parcel, (ii)&nbsp;making representatives of Landlord available for any governmental meeting that requires the attendance of the owner of the Robinson Parcel, and (iii)&nbsp;reasonably granting
its consent to any Encumbrances on the balance of the Robinson Parcel that may be required by the applicable governmental authority(ies) or agency(ies) to grant its approval of the subdivision. If Tenant desires to effectuate the Conveyance, Tenant
shall proceed to obtain all requisite approvals from any applicable governmental authority or agency, including, without limitation, replatting or subdividing, as applicable, such that the fee simple interest of the Retained Parcel may be conveyed
for the amount of Ten and 00/100 Dollars ($10.00) by Landlord to Tenant. If Tenant desires to effectuate the Conveyance, Tenant shall deliver to Landlord, for its review and reasonable approval, a proposed plat for the subdivision of the Retained
Parcel from the Robinson Parcel based on the plan attached hereto as Exhibit B (with such changes as may be required by any governmental entity having jurisdiction thereover) (the &#8220;<U>Subdivision Plat</U>&#8221;).&nbsp;Unless Landlord objects
in writing to the Subdivision Plat within five (5)&nbsp;business days after receipt thereof, Landlord shall be deemed to have approved the Subdivision Plat, it being agreed and understood that Landlord&#8217;s approval shall be limited to
confirmation that the Subdivision Plat conforms to Exhibit B and is otherwise in compliance with law.&nbsp;Following the approval (or deemed approval) by Landlord of the Subdivision Plat, Tenant (or Landlord, if the Subdivision Plat must be
submitted by the owner of the Robinson Parcel) shall submit the Subdivision Plat for approval by all </P>
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applicable governmental authority(ies).&nbsp;Promptly following approval of the Subdivision Plat by all applicable governmental authority(ies)and the satisfaction of any other conditions or
requirements necessary for the recording of the Subdivision Plat, Landlord shall execute in recordable form the Subdivision Plat and Tenant shall obtain all necessary governmental signatures to the Subdivision Plat and Tenant (or Landlord, if the
Subdivision Plat must be submitted by the owner of the Robinson Parcel) shall submit the Subdivision Plat for recording. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) Promptly
after Tenant obtains all requisite approvals for the Retained Parcel and the Subdivision Plat has been recorded, the parties agree as follows: </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:9%; text-indent:4%; font-size:10pt; font-family:Times New Roman">(i) Landlord shall effectuate the Conveyance by (a)&nbsp;executing (and notarizing) and delivering to Tenant a deed, which deed
shall be in form and substance substantially similar to the deed delivered by Tenant to Landlord when Landlord obtained fee title to the Robinson Parcel, with such changes as are necessary to reflect that the Retained Parcel is being transferred
subject to such other exceptions reasonably agreed to by Landlord and Tenant and other changes requested by the title company selected by Tenant (the &#8220;Title Company&#8221;), and (b)&nbsp;taking further action and executing and delivering to
Tenant any further instruments, as the Title Company, Tenant or the applicable governmental authority(ies) or agency(ies) may reasonably require, to effect the purpose of this Section&nbsp;22, including, without limitation, a certification of <FONT
STYLE="white-space:nowrap">non-foreign</FONT> status and any required state certificate that is sufficient to exempt Landlord from any state withholding requirement with respect to the Conveyance, an owner&#8217;s title certificate in the form
requested by the Title Company and reasonably acceptable to Landlord, and evidence reasonably satisfactory to the Title Company respecting the due organization of Landlord and the due authorization and execution by Landlord of this Agreement and the
documents required to be delivered by Landlord hereunder. Prior to the Conveyance, Landlord shall cause any Lender to remove or cause to be removed any liens evidencing any financing or monetary lien caused by Landlord encumbering the Retained
Parcel. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:9%; text-indent:4%; font-size:10pt; font-family:Times New Roman">(ii) The parties shall amend this Lease and any recorded memorandum of lease applicable to the Robinson Parcel to
evidence the Retained Parcel&#8217;s removal from the Robinson Parcel; provided, however, that such amendment shall not otherwise contain any other material amendments or modifications to this Lease, and there shall be no change in the Fixed Rent
due hereunder as a result thereof. For the avoidance of doubt, and without limitation, any obligations of Tenant with respect to the Retained Parcel accruing during the time in which it is part of the Premises shall survive its removal from the
Premises, including, without limitation, any indemnity obligations hereunder. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:9%; text-indent:4%; font-size:10pt; font-family:Times New Roman">(iii) Landlord may obtain an updated survey,
title commitment and title policy for each Property affected by the Retained Parcel Conveyance, each of which may be updated to reflect the Retained Parcel Conveyance applicable to such Property, each in a form reasonably acceptable to Landlord, and
all at Landlord&#8217;s sole cost and expense, except that the updated survey shall be at Tenant&#8217;s sole cost and expense. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">(c) In no event shall Tenant&#8217;s failure to pursue or effect the Conveyance constitute a
default under this Lease; provided, that if Tenant desires to effectuate the Conveyance, then it shall complete all acts necessary to complete the Conveyance, in accordance with this <U>Section</U><U></U><U>&nbsp;22</U>, no later than three
(3)&nbsp;years after Commencement Date (subject to delays caused by force majeure), after which the provisions of this Section&nbsp;22 shall be of no further force or effect, such that Tenant shall no longer have the right to subdivide the Retained
Parcel and sever it from the Robinson Parcel, it being that the three (3)&nbsp;year period set above shall be extended for so long Tenant shall be diligently pursuing such Conveyance. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">(d) Tenant shall keep Landlord reasonably apprised as to the status of the Conveyance and all applicable approvals through regular updates,
which may be by email. It is agreed between Landlord and Tenant that if Tenant has fulfilled all of its obligations under this Section&nbsp;22 with respect to the Conveyance and Landlord, in contravention of its obligations under this
Section&nbsp;22, fails to reasonably cooperate with Tenant as required under this Section&nbsp;22 to effectuate such transfer, Tenant shall provide Landlord with written notice of such failure. If Landlord fails to cooperate with Tenant as required
under this Section&nbsp;22 to effectuate the transfer of the Retained Parcel back to Tenant within thirty (30)&nbsp;days after receipt of such notice, Tenant shall send Landlord a second and final notice (clearly labeled as such) notifying Landlord
of such failure. If Landlord fails to cooperate with Tenant as required under this Section&nbsp;22 to effectuate the transfer of the Retained Parcel back to Tenant within five (5)&nbsp;business days after receipt of such second and final notice,
then Tenant shall be permitted to bring a suit against Landlord for damages. If a court of competent jurisdiction determines that Landlord has failed to comply with the provisions of this Section&nbsp;22 by failing to cooperate with Tenant as
required under this Section&nbsp;22 to effectuate the transfer of the Retained Parcel back to Tenant, Landlord shall pay to Tenant, as liquidated damages and not a penalty, an amount equal to the fair market value of the Retailed Parcel, which fair
market value shall be determined consistent with the mechanism set forth on Exhibit G for the determination of Fair Market Rental Value, as if such Exhibit referred to the fair market value of the Retained Parcel rather than the Fair Market Rental
Value of the Premises. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>UTILITIES </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">23. Tenant agrees to timely pay for all utilities consumed by it in the Premises, prior to delinquency. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>TENANT DEFAULT </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">24. (a) Any of the
following occurrences or acts shall constitute an &#8220;<U>Event of Default</U>&#8221; (herein so called) under this Lease: if (i)&nbsp;Tenant shall default in the payment when due of any installment of Fixed Rent payable hereunder, and such
default shall continue for five (5)&nbsp;business days after notice of such default is sent to Tenant by Landlord (or Lender); provided, that Landlord (or Lender) shall not be required to provide more than two (2)&nbsp;such written notices under
this subsection (a)(i) in any twelve (12)&nbsp;month period, after which, failure to pay within such five (5)&nbsp;business day period shall be an immediate Event of Default; or (ii)&nbsp;Tenant shall default in the payment when due of any
installment of Additional Rent payable hereunder, and such default shall continue for ten (10)&nbsp;business days after notice of such default is sent to Tenant by Landlord (or Lender); provided, that Landlord (or Lender) shall not be required to
provide more than two (2)&nbsp;such written notices under this subsection (a)(ii) in any twelve (12)&nbsp;month period, after which, </P>
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failure to pay within such ten (10)&nbsp;business day period shall be an immediate Event of Default; or (iii)&nbsp;the failure by Tenant to maintain insurance as required under this Lease
(provided that a default in the amount of insurance carried or the failure to provide Landlord with evidence of insurance shall not be an Event of Default unless Tenant shall have received notice of such default from Landlord and not cured the same
within two (2)&nbsp;business days); or (iv)&nbsp;Tenant shall default in fulfilling any of the other covenants, agreements or obligations of this Lease, and such default shall continue for more than thirty (30)&nbsp;days after written notice thereof
from Landlord (or Lender) specifying such default, <U>provided</U>, that if Tenant has commenced to cure within said thirty (30)&nbsp;days, and thereafter is in good faith diligently prosecuting same to completion, said thirty (30)&nbsp;day period
shall be extended, for a reasonable time where, due to the nature of a default, it is unable to be completely cured within thirty (30)&nbsp;days; or (v)&nbsp;omitted; or (vi)&nbsp;Tenant (A) shall make any assignment or other act for the benefit of
creditors, (B)&nbsp;shall file a petition or take any other action seeking relief under any state or federal insolvency or bankruptcy Laws, or (C)&nbsp;shall have an involuntary petition or any other action filed against it under any state or
federal insolvency or bankruptcy Laws which petition or other action is not vacated or dismissed within ninety (90)&nbsp;days after the commencement thereof; or (vii)&nbsp;the estate or interest of Tenant in the Premises shall be levied upon or
attached in any proceeding and such estate or interest is about to be sold or transferred and such process shall not be vacated or discharged within ninety (90)&nbsp;days after such levy or attachment; or (viii)&nbsp;any material representation or
warranty made by Tenant to Landlord herein or in any document delivered pursuant to this Lease is misleading or false when made and such misrepresentation or warranty has material adverse effect on Landlord&#8217;s interest in the Premises or this
Lease and is not otherwise susceptible of cure by Tenant. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) If an Event of Default shall have occurred and be continuing, Landlord
shall be entitled to all remedies available at law or in equity. Without limiting the foregoing, Landlord shall have the right to deliver, no less than five (5)&nbsp;business days after Landlord&#8217;s delivery of a notice of the occurrence of an
Event of Default, Tenant notice of Landlord&#8217;s termination of the Term of this Lease. Upon the giving of such notice, the Term of this Lease and the estate hereby granted shall expire and terminate on such date as fully and completely and with
the same effect as if such date were the date herein fixed for the expiration of the Term of this Lease, and all rights of Tenant hereunder shall expire and terminate, but Tenant shall remain liable as hereinafter provided. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) If an Event of Default shall have occurred and be continuing, Landlord shall have the immediate right, whether or not the Term of this
Lease shall have been terminated pursuant to Section&nbsp;24(b) of this Part II, to the extent permitted by applicable Law, to <FONT STYLE="white-space:nowrap">re-enter</FONT> and repossess the Premises and the right to remove all persons and
property therefrom by summary proceedings, ejectment, any other legal action or in any lawful manner Landlord determines to be necessary or desirable. Landlord shall be under no liability by reason of any such
<FONT STYLE="white-space:nowrap">re-entry,</FONT> repossession or removal. No such <FONT STYLE="white-space:nowrap">re-entry,</FONT> repossession or removal shall be construed as an election by Landlord to terminate this Lease unless a notice of
such termination is given to Tenant pursuant to Section&nbsp;24(b) of this Part II. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(d) At any time or from time to time after a
<FONT STYLE="white-space:nowrap">re-entry,</FONT> repossession or removal pursuant to Section&nbsp;24(c) of this Part II, whether or not the Term of this Lease shall have been terminated pursuant to Section&nbsp;24(b) of this Part II, Landlord may
(but, except to the extent expressly required by any applicable Law, shall be under no obligation to) relet the Premises (or any portion thereof) for the account of Tenant, in the name of Tenant or Landlord or otherwise, without notice to Tenant,
for such term or terms and on such conditions and for such uses as Landlord, in its absolute discretion, may determine. Landlord may collect any rents payable by reason of such reletting. Except to the extent required by applicable Law, Landlord
shall not be liable for any failure to relet the Premises (or any portion thereof) or for any failure to collect any rent due upon any such reletting. Any amounts collected from <FONT STYLE="white-space:nowrap">re-letting</FONT> shall be credited
against Tenant&#8217;s obligations under this Lease. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(e) No expiration or termination of the Term of this Lease pursuant to
Section&nbsp;24(b) of this Part II, by operation of law or otherwise, and no <FONT STYLE="white-space:nowrap">re-entry,</FONT> repossession or removal pursuant to Section&nbsp;24(c) of this Part II or otherwise, and no reletting of the Premises (or
any portion thereof) pursuant to Section&nbsp;24(d) of this Part II or otherwise, shall relieve Tenant of its liabilities and obligations hereunder that accrued prior to such termination or which accrue subsequent to such termination as a
consequence of the Tenant&#8217;s default or which survive expiration or termination of this Lease pursuant to the express term hereof<I>,</I> all of which shall survive such expiration, termination, <FONT STYLE="white-space:nowrap">re-entry,</FONT>
repossession, removal or reletting. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(f) In the event of any expiration or termination of the Term of this Lease or <FONT
STYLE="white-space:nowrap">re-entry</FONT> or repossession of the Premises or removal of persons or property therefrom by reason of the occurrence of an Event of Default, Tenant shall pay to Landlord all theretofore accrued and unpaid Fixed Rent,
Additional Rent and other sums required to be paid by Tenant, in each case together with interest thereon at the Lease Default Rate from the due date thereof to and including the date of such expiration, termination,
<FONT STYLE="white-space:nowrap">re-entry,</FONT> repossession or removal; and thereafter, Tenant shall, until the end of what would have been the Term of this Lease in the absence of such expiration, termination,
<FONT STYLE="white-space:nowrap">re-entry,</FONT> repossession or removal and whether or not the Premises (or any portion thereof) shall have been relet, be liable to Landlord for, and shall pay to Landlord, as liquidated and agreed current damages:
(i)&nbsp;all Fixed Rent and recurring Additional Rent which would be payable under this Lease by Tenant in the absence of any such expiration, termination, <FONT STYLE="white-space:nowrap">re-entry,</FONT> repossession or removal, less (ii)&nbsp;the
net proceeds, if any, of any reletting effected for the account of Tenant pursuant to Section&nbsp;24(d) of this Part II, after deducting from such proceeds all reasonable expenses of Landlord in connection with such reletting, including, without
limitation, all repossession costs, brokerage commissions, reasonable attorneys&#8217; fees and expenses (including, without limitation, fees and expenses of appellate proceedings), alteration costs and expenses of preparation for such reletting.
Tenant shall pay such liquidated and agreed current damages on the dates on which Fixed Rent would be payable under this Lease in the absence of such expiration, termination, <FONT STYLE="white-space:nowrap">re-entry,</FONT> repossession or removal,
and Landlord shall be entitled to recover the same from Tenant on each such date. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(g) At any time after any such expiration or
termination of the Term of this Lease or <FONT STYLE="white-space:nowrap">re-entry</FONT> or repossession of the Premises or removal of persons or property thereof by reason of the occurrence of an Event of Default, whether or not Landlord shall
have collected any liquidated and agreed current damages pursuant to Section&nbsp;24(f) of this Part II, Landlord shall be entitled to recover from Tenant, and Tenant shall pay to Landlord on demand, as and for liquidated and agreed final damages
for Tenant&#8217;s default and in lieu of all liquidated and agreed current damages beyond the date of such demand (it being agreed that it would be impracticable or extremely difficult to fix the actual damages), an amount equal to the sum of
(i)&nbsp;the excess, if any of (A)&nbsp;the aggregate of all Fixed Rent and recurring Additional Rent which would be payable under </P>
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this Lease, in each case from the date of such demand (or, if it be earlier, the date to which Tenant shall have satisfied in full its obligations under Section&nbsp;24(f) of this Part II to pay
liquidated and agreed current damages) for what would be the then-unexpired Term of this Lease in the absence of such expiration, termination, <FONT STYLE="white-space:nowrap">re-entry,</FONT> repossession or removal, discounted at the rate equal to
the then current rate on U.S. Treasury obligations of comparable maturity to such Term (the &#8220;<U>Treasury Rate</U>&#8221;), but in no event greater than the <FONT STYLE="white-space:nowrap">non-default</FONT> rate of interest for the Loan (such
lower rate being referred to as the &#8220;<U>Discount Rate</U>&#8221;) over (B)&nbsp;the amount of such rental loss that Tenant proves Landlord could have reasonably avoided by commercially reasonable mitigation efforts, discounted at the Discount
Rate for the same period, plus (ii)&nbsp;all reasonable legal fees and other costs and expenses incurred by Landlord and Lender as a result of Tenant&#8217;s default under this Lease. If any Law shall limit the amount of liquidated final damages to
less than the amount above agreed upon, Landlord shall be entitled to the maximum amount allowable under such Law. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">Mention in this Lease
of any particular remedy shall not preclude Landlord from any other remedy at law or in equity, including the right of injunction. Tenant waives any rights of redemption granted by any Laws if Tenant is evicted or dispossessed, for any cause, or if
Landlord obtains possession of the Premises by reason of the violation by Tenant of any of the terms of this Lease. Further, without limitation of any other provision of this Lease, Tenant, on its own behalf and for its legal representatives,
successors and assigns, and on behalf of all persons claiming through or under this Lease, together with creditors of all classes, and all other persons having an interest therein, does hereby waive, surrender and give up all right or privilege
which it may or might have by reason of any present or future Law or decision, to redeem the Premises or have a continuance of this Lease for any part of the Term hereof after having been dispossessed or ejected therefrom by process of law or
otherwise. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(h) In addition to the foregoing remedies set forth in this Section&nbsp;24 and all other remedies available at law or in
equity, and regardless of whether or not an Event of Default has occurred under this Lease, if Tenant has failed to perform any of its duties, obligations, covenants or agreements under this Lease, Landlord may give notice to Tenant that it has
failed to perform any such duty, obligation, covenant or agreement (herein called a &#8220;<U>Notice of Breach</U>&#8221;). Any Notice of Breach delivered under this Section&nbsp;24(h) shall not be deemed to be a notice of default under any
provision of this Section&nbsp;24 and shall not result, with or without the passage of time, in an Event of Default existing under this Lease; <U>provided</U>, that the delivery of any such Notice of Breach shall not limit Landlord&#8217;s right
(which right will not be exercised without the consent of Lender so long as the Premises are subject to a Mortgage which requires Lender&#8217;s consent for the exercise thereof) to subsequently deliver notice (with respect to the same event or
condition which is the subject of such Notice of Breach or any other event or condition) which will declare or, with the passage of time, result in an Event of Default hereunder. Further, after delivery of any such Notice of Breach, but without
notice in the event of an emergency, if Tenant fails to cure such breach during the time that Tenant has to cure such breach under Section&nbsp;24(a) above, Landlord may do whatever is reasonably necessary to cure such breach as may be appropriate
under the circumstances for the account of and at the expense of Tenant. All reasonable sums so paid by Landlord and all reasonable costs and expenses (including attorneys&#8217; fees and expenses) so incurred, together with interest thereon at the
Lease Default Rate from the date of payment, shall constitute Additional Rent payable by Tenant under this Lease and shall be paid by Tenant to Landlord within thirty (30)&nbsp;days of written demand accompanied by reasonable supporting
documentation. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>LANDLORD ASSIGNMENT OF WARRANTIES </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">25. Landlord assigns to Tenant, without recourse or warranty whatsoever, all warranties, guaranties and indemnities, express or implied, and
similar rights which Landlord may have against any manufacturer, seller, engineer, contractor or builder with respect to the Premises, including, but not limited to, any rights and remedies existing under contract or pursuant to the Uniform
Commercial Code (collectively, the &#8220;<U>guaranties</U>&#8221;). Such assignment shall remain in effect during the Term. Landlord hereby agrees to execute and deliver at Tenant&#8217;s expense such further documents, including powers of attorney
(which shall contain indemnity agreements from Tenant to Landlord which shall be in form reasonably satisfactory to Landlord), as Tenant may reasonably request in order that Tenant may have the full benefit of the assignment of guaranties effected
or intended to be effected by this Article. Upon the occurrence of a termination or the expiration of this Lease, the guaranties shall automatically revert to Landlord. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>RENT PAYMENTS </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">26. If Landlord&#8217;s
interest in this Lease shall pass to another, or if the Fixed Rent or Additional Rent hereunder shall be assigned, or if a party other than Landlord shall become entitled to collect the Fixed Rent or Additional Rent due hereunder, then notice
thereof shall be given to Tenant by Landlord in writing. Until such notice and proof shall be received by Tenant, Tenant may continue to pay the rent due hereunder to the one to whom, and in the manner in which, the last preceding installment of
rent hereunder was paid, and each such payment shall fully discharge Tenant with respect to such payment. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">Tenant shall not be obligated
to recognize any agent for the collection of rent or otherwise authorized to act with respect to the Premises until written notice of the appointment and the extent of the authority of such agent shall be given to Tenant by the one appointing such
agent. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>HOLDOVER </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">27. If Tenant
shall hold over after the expiration date of the Term, or if Tenant shall hold over after the date specified in any termination notice given by Tenant under Section&nbsp;14(d) or 15(b) of this Part II, then, in either such event, Tenant shall be a <FONT
STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">month-to-month</FONT></FONT> Tenant on the same terms as herein provided, except that the monthly Fixed Rent will be one and <FONT STYLE="white-space:nowrap">one-half</FONT> (1.5) times the
average monthly Fixed Rent payable by Tenant during the Initial Term or, if applicable, during the Extension Period immediately preceding such holdover period. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>NOTICES </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">28. Whenever, pursuant to this
Lease, notice or demand shall or may be given to either of the parties by the other, and whenever either of the parties shall desire to give to the other any notice or demand with respect to this Lease or the Premises, each such notice or demand
shall be in writing, and any Laws to the contrary notwithstanding, shall not be effective for any purpose unless the same shall be given or served as follows: (a)&nbsp;by mailing the same to the other party by registered or certified mail, return
receipt requested, (b)&nbsp;by delivery by nationally recognized overnight courier service provided a receipt is required, or (c)&nbsp;by email (provided, that with respect to notices delivered by email a copy of the notice, demand or request sent
by email shall also be sent by one of the other methods set forth herein within one (1)&nbsp;business day), at its Notice Address </P>
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set forth in Part I hereof, or at such other address as either party may from time to time designate by at least thirty (30)&nbsp;days&#8217; prior written notice given to the other. The date of
receipt of the notice or demand shall be deemed the date of the service thereof (unless delivery of the notice or demand is refused or rejected, in which case the date of such refusal or rejection shall be deemed the date of service thereof). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>INDEMNITY </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><B>29. TENANT SHALL DEFEND
LANDLORD AND ANY OF LANDLORD&#8217;S OWNERS, PARTNERS, TRUSTEES, BENEFICIAL OWNERS, MEMBERS, MANAGERS, EMPLOYEES, OFFICERS, DIRECTORS OR SHAREHOLDERS, TOGETHER WITH THE LENDER, AND ANY OWNER, PARTNER, MEMBER, MANAGER, TRUSTEE, BENEFICIAL OWNER,
OFFICER, DIRECTOR, SHAREHOLDER, OR EMPLOYEE OF THE LENDER OR ANY HOLDER OF A PASS-THROUGH OR SIMILAR CERTIFICATE ISSUED BY THE LENDER (HEREIN, COLLECTIVELY, &#8220;<U>INDEMNIFIED PARTIES</U>&#8221; AND EACH, AN &#8220;<U>INDEMNIFIED
PARTY</U>&#8221;) WITH RESPECT TO, AND SHALL PAY, PROTECT, INDEMNIFY AND HOLD HARMLESS THE INDEMNIFIED PARTIES FROM AND AGAINST, ANY AND ALL LIABILITIES, LOSSES, DAMAGES, PENALTIES, COSTS, EXPENSES (INCLUDING, WITHOUT LIMITATION, REASONABLE
ATTORNEYS&#8217; FEES AND EXPENSES), CAUSES OF ACTION, SUITS, CLAIMS, DEMANDS OR JUDGMENTS OF ANY NATURE WHATSOEVER, HOWEVER CAUSED, (A)&nbsp;TO WHICH ANY INDEMNIFIED PARTY IS SUBJECT BECAUSE OF LANDLORD&#8217;S OR LENDER&#8217;S ESTATE IN THE
PREMISES (OTHER THAN THOSE CAUSED BY ANY NEGLIGENT ACT OR OMISSION (WHERE THERE IS A DUTY TO ACT) OF LANDLORD OR LENDER OR (B)&nbsp;ARISING FROM (I)&nbsp;INJURY TO OR DEATH OF ANY PERSON OR PERSONS OR DAMAGE TO OR LOSS OF PROPERTY, IN ANY MANNER
ARISING THEREFROM, OCCURRING ON THE PREMISES OR CONNECTED WITH THE USE, <FONT STYLE="white-space:nowrap">NON-USE,</FONT> CONDITION, OCCUPANCY, DESIGN, CONSTRUCTION, MAINTENANCE, REPAIR OR REBUILDING OF ANY THEREOF, WHETHER OR NOT SUCH INDEMNIFIED
PARTY HAS OR SHOULD HAVE KNOWLEDGE OR NOTICE OF THE DEFECT OR CONDITIONS, IF ANY, CAUSING OR CONTRIBUTING TO SAID INJURY, DEATH, LOSS, DAMAGE OR OTHER CLAIM, (II)&nbsp;TENANT&#8217;S VIOLATION OF THIS LEASE, (III)&nbsp;ANY ACT OR OMISSION ON THE
PREMISES OF TENANT OR ITS AGENTS, CONTRACTORS, LICENSEES, SUBTENANTS OR INVITEES, AND (IV)&nbsp;ANY CONTEST REFERRED TO IN SECTION 32(B) OF THIS PART II; <U>PROVIDED</U>, THAT TENANT SHALL NOT BE REQUIRED TO INDEMNIFY, DEFEND OR HOLD HARMLESS ANY
INDEMNIFIED PARTY FOR ANY SUCH MATTERS ARISING DUE TO THE NEGLIGENCE OR WILLFUL MISCONDUCT OF SUCH INDEMNIFIED PARTY. TENANT COVENANTS UPON NOTICE FROM SUCH INDEMNIFIED PARTY TO DEFEND SUCH INDEMNIFIED PARTY IN SUCH ACTION, WITH THE EXPENSES OF SUCH
DEFENSE PAID BY TENANT; <U>PROVIDED</U>, THAT IN CONNECTION WITH TENANT&#8217;S OBLIGATIONS TO PROVIDE A DEFENSE OF THE INDEMNIFIED PARTIES HEREUNDER, TENANT SHALL BE ENTITLED TO USE THE SAME COUNSEL TO DEFEND SUCH INDEMNIFIED PARTIES SO LONG AS
DEFENSE OF MULTIPLE PARTIES IS REASONABLE UNDER THE CIRCUMSTANCES AND SO LONG AS SUCH COMMON DEFENSE DOES NOT LIMIT ANY REASONABLE </B></P>
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CLAIMS OR DEFENSES WHICH COULD BE RAISED BY ANY SUCH INDEMNIFIED PARTIES. THE OBLIGATIONS OF TENANT UNDER THIS SECTION 29 OF THIS PART II SHALL SURVIVE ANY TERMINATION OF THIS LEASE. ANY AMOUNTS
PAYABLE TO ANY INDEMNIFIED PARTY HEREUNDER BY REASON OF THE APPLICATION OF THIS SECTION 29 SHALL BECOME DUE AND PAYABLE WITHIN THIRTY (30)&nbsp;DAYS FOLLOWING WRITTEN DEMAND THEREFOR ACCOMPANIED BY REASONABLE SUPPORTING DOCUMENTATION; AND IF NOT
PAID WITHIN SUCH TIME PERIOD, SUCH AMOUNTS SHALL BEAR INTEREST AT THE LEASE DEFAULT RATE FROM THE DATE LOSS OR DAMAGE IS PAID BY SUCH INDEMNIFIED PARTY UNTIL PAID BY TENANT. FOR THE AVOIDANCE OF DOUBT, IN NO EVENT SHALL LANDLORD BE LIABLE FOR ANY
DAMAGES ARISING FROM ANY ACT, OMISSION OR NEGLECT OF ANY THIRD PARTY, OTHER THAN THE NEGLIGENCE OR WILLFUL MISCONDUCT OF ANYONE ACTING BY THROUGH OR UNDER LANDLORD. IN NO EVENT SHALL TENANT BE RESPONSIBLE FOR LANDLORD&#8217;S OR LENDER&#8217;S
PERSONAL PROPERTY. </B></P> <P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><B>LANDLORD AND TENANT INTEND THAT, UNLESS OTHERWISE EXPRESSLY PROVIDED IN THIS LEASE, THE INDEMNITIES AND
RELEASES PROVIDED IN THIS LEASE BY TENANT FOR THE BENEFIT OF LANDLORD, LENDER OR ANY OTHER INDEMNIFIED PARTIES (INCLUDING, WITHOUT LIMITATION, THE INDEMNITIES SET FORTH IN THIS SECTION 29 AND IN SECTION 41(e) OF PART II OF THIS LEASE), SHALL APPLY
EVEN IF AND WHEN THE SUBJECT MATTER OF THE INDEMNITIES AND RELEASES ARE CAUSED BY OR ARISE OUT OF THE NEGLIGENCE OF LANDLORD, LENDER OR ANY OTHER INDEMNIFIED PARTIES, OR ARISE AS A RESULT OF STRICT LIABILITY OF LANDLORD, LENDER OR ANY OTHER
INDEMNIFIED PARTIES, BUT (I)&nbsp;ONLY TO THE EXTENT SUCH NEGLIGENCE OR STRICT LIABILITY IS COVERED BY INSURANCE MAINTAINED BY TENANT IN ACCORDANCE WITH THE REQUIREMENTS OF THIS LEASE (OR WOULD BE COVERED IT TENANT MAINTAINED THE INSURANCE REQUIRED
HEREUNDER, AND (II)&nbsp;IN NO EVENT SHALL TENANT BE OBLIGATED TO INDEMNIFY LANDLORD, LENDER OR ANY OTHER INDEMNIFIED PARTIES WITH RESPECT TO MATTERS ARISING FROM THEIR GROSS NEGLIGENCE OR WILLFUL MISCONDUCT. </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><B>IN NO EVENT SHALL EITHER LANDLORD OR TENANT BE LIABLE UNDER THIS LEASE FOR ANY CONSEQUENTIAL, PUNITIVE OR SPECIAL DAMAGES, INCLUDING LOSS
OF PROFITS OR BUSINESS OPPORTUNITY, ARISING UNDER OR IN CONNECTION WITH THIS LEASE. </B></P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>TENANT TO COMPLY WITH MATTERS OF RECORD </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">30. Tenant agrees to perform all obligations of Landlord and pay all costs, expenses and other amounts (including, without limitation, any
liquidated damages) which Landlord or Tenant may be required to pay in accordance with, and to comply and cause the Premises to comply in all respects with all of the terms and conditions of, any reciprocal easement agreement or any other agreement
or document of record now affecting the Premises or hereafter executed or filed with Tenant&#8217;s written consent (each, herein referred to as a &#8220;<U>Matter of Record</U>&#8221;, and collectively as the &#8220;<U>Matters of Record</U>&#8221;)
during the Term. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>GUARANTY </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">31. Intentionally Omitted. </P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>TAXES </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">32. (a) Subject to the provisions hereof relating to contests, Tenant shall pay and discharge, before any interest or penalties are due thereon
(or Tenant shall pay all interest or penalties due to Tenant&#8217;s failure to pay and discharge), all of the following taxes, charges, assessments, ground rents, levies and other items (collectively, &#8220;<U>tax</U>&#8221; or
&#8220;<U>taxes</U>&#8221;), even if unforeseen or extraordinary, which are imposed or assessed or are allocated for the period from and after the Lease Commencement Date during the Term, regardless of whether payment thereof is during or after the
Term: all taxes of every kind and nature (including, without limitation, real, ad valorem, personal property, sales and use tax, and any taxes imposed on rents), on or with respect to the Premises, the Fixed Rent and Additional Rent (including,
without limitation, ad valorem taxes) payable hereunder, this Lease or the leasehold estate created hereby; all charges and/or assessments for any easement or agreement maintained for the benefit of the Premises existing as of the Lease Commencement
Date, entered into by Tenant following the Commencement Date or entered into by Landlord following the Commencement Date only with Tenant&#8217;s consent; and all general and special assessments, levies, water and sewer assessments and other utility
charges, use charges, impact fees and rents and all other public charges and/or taxes whether of a like or different nature. Landlord shall promptly deliver to Tenant any bill or invoice Landlord receives with respect to any tax; <U>provided</U>,
that the Landlord&#8217;s failure to deliver any such bill or invoice shall not limit Tenant&#8217;s obligation to pay such tax, provided that with respect to bills for any tax that Tenant does not receive directly from the applicable taxing
authority, Tenant shall not be obligated to pay such tax prior to the date that is thirty (30)&nbsp;days following the date on which Tenant receives the applicable bill from Landlord. Landlord agrees to cooperate with Tenant to enable Tenant to
receive tax bills directly from the respective taxing authorities. Nothing herein shall obligate Tenant to pay, and the term &#8220;taxes&#8221; shall exclude (unless the taxes referred to in clauses (i)&nbsp;and (ii) below are in lieu of or a
substitute for any other tax or assessment upon or with respect to any of the Premises (provided that any such substitution is evidenced by either the terms of the legislation imposing such tax or assessment, the legislative history thereof, or
other documents or evidence that reasonably demonstrate that the applicable governmental authority intended for such tax or assessment to constitute a substitution for taxes), federal, state or local (i)&nbsp;franchise, capital stock or similar
taxes, if any, of Landlord, (ii)&nbsp;income, excess profits or other taxes, if any, of Landlord, (iii)&nbsp;any estate, inheritance, succession, gift, capital levy or similar taxes of Landlord, (iv)&nbsp;taxes imposed upon Landlord under
Section&nbsp;59A of the Internal Revenue Code of 1986, as amended, or any similar state, local, foreign or successor provision, (v)&nbsp;any amounts paid by Landlord pursuant to the Federal Insurance Contribution Act (commonly referred to as FICA),
the Federal Unemployment Tax Act (commonly referred to as FUTA), or any analogous state unemployment tax act, or any other payroll related taxes, including, but not limited to, any required withholdings relating to wages, (vi)&nbsp;any transfer
taxes due as a result of the transfer or other disposition of any interest, other than Tenant&#8217;s (or any person claiming under Tenant), in the Premises or this Lease, to any person or entity, including, but not limited to, any transfer, capital
</P>
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gains, sales, gross receipts, value added, income, stamp, real property gains or withholding tax, and (vii)&nbsp;any interest, penalties, professional fees or other charges relating to any item
listed in clauses (i)&nbsp;through (vi) above; <U>provided</U>, <U>further</U>, that Tenant is not responsible for making any additional payments in excess of amounts which would have otherwise been due, as tax or otherwise, but for a withholding
requirement which relates to the particular payment and such withholding is in respect to or in lieu of a tax which Tenant is not obligated to pay; and <U>provided</U>, <U>further</U>, that if at any time during the Term of this Lease, the method of
taxation shall be such that there shall be assessed, levied, charged or imposed on Landlord a tax upon the value of the Premises or any present or future improvement or improvements on the Premises, including, without limitation, any tax which uses
rents received from Tenant as a means to derive value of the property subject to such tax, then all such levies and taxes or the part thereof so measured or based shall be payable by Tenant, but only to the extent that such levies or taxes would be
payable if the Premises were the only property of Landlord, and Tenant shall pay and discharge the same as herein provided. In the event that any assessment against the Premises is payable in installments, Tenant may pay such assessment in
installments; and in such event, Tenant shall be liable only for those installments which become due and payable during the Term, or which are appropriately allocated to the Term even if due and payable after the Term. Tenant shall deliver, or cause
to be delivered, to Landlord, promptly upon Landlord&#8217;s written request, evidence reasonably satisfactory to Landlord and Lender that the taxes required to be paid pursuant to this Section&nbsp;32 have been so paid and are not then delinquent.
</P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">After prior written notice to Landlord, at Tenant&#8217;s sole cost, Tenant may contest (including seeking an abatement or reduction of) in good faith
any taxes agreed to be paid hereunder; <U>provided</U>, that (i)&nbsp;Tenant first shall satisfy any Legal Requirements, including, if required, that the taxes be paid in full before being contested or, if not required to be paid in full, such
contest shall suspend the collection of such taxes, (ii)&nbsp;no Event of Default has occurred and is continuing and no Event of Default under this Lease shall occur as a result of such contest, and (iii)&nbsp;failing to pay such taxes will not
subject Landlord or Lender to criminal or civil penalties or fines (unless Tenant agrees to pay such civil penalties or fines) or to prosecution for a crime, or result in the sale, forfeiture, termination, cancellation or loss of any portion of the
Premises or any interest therein, or any Fixed Rent. Tenant agrees that each such contest shall be promptly and diligently prosecuted to a final conclusion, except that Tenant shall have the right to attempt to settle or compromise such contest
through negotiations. Tenant shall pay and shall indemnify, defend and hold Landlord and Lender and all other Indemnified Parties harmless against any and all losses, judgments, decrees and costs (including, without limitation, all reasonable
attorneys&#8217; fees and expenses) in connection with any such contest in accordance with, and subject to, the provisions of Article 29 of this Lease, and shall promptly, after the final determination of such contest, fully pay and discharge the
amounts which shall be levied, assessed, charged or imposed or be determined to be payable therein or in connection therewith, together with all penalties, fines, interest, costs and expenses thereof or in connection therewith, and perform all acts
the performance of which shall be ordered or decreed as a result thereof. At Tenant&#8217;s sole cost, Landlord shall assist Tenant as reasonably necessary with respect to any such contest, including joining in and signing applications or pleadings.
Any rebate applicable to any portion of the Term shall belong to Tenant. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>INSURANCE </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">33. (a) Tenant shall maintain <FONT STYLE="white-space:nowrap">All-Risk</FONT> also known as Special Form insurance for the Buildings for one
hundred percent (100%) of their full replacement value, wither either an agreed amount form or waiver of <FONT STYLE="white-space:nowrap">co-insurance.</FONT> In addition, Terrorism, Ordinance or Law, Equipment Breakdown, earthquake and flood
coverage, with limits reasonably acceptable to Landlord shall be maintained, and Business Interruption loss of rental income should be provided in an amount equal to at least 100% of the annual rents and reimbursable expenses. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) Tenant also shall maintain General Liability and Commercial Auto coverage, including Broad Form Endorsement, on an occurrence basis; in
combined policy limits of not less than Five Million and No/100 Dollars ($5,000,000.00) per occurrence for bodily injury and for property damage with respect to the Premises and for any owned, hired or
<FONT STYLE="white-space:nowrap">non-owned</FONT> vehicles. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) At all times when any construction is in progress, Tenant shall maintain
or cause to be maintained by its contractors and subcontractors, with such companies reasonably approved by Landlord, customary builder&#8217;s risk insurance, completed value form, covering all physical loss, in an amount reasonably satisfactory to
Landlord. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(d) Any insurance maintained by Tenant pursuant to this Section&nbsp;33 shall name Landlord as an additional named insured and
name any Lender as an additional insured and/or as loss payees, as appropriate, as their respective interests may appear. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(e) All proceeds
received from such <FONT STYLE="white-space:nowrap">All-Risk</FONT> and/or builder&#8217;s risk insurance shall be used in the first instance in accordance with Tenant&#8217;s obligations under Section&nbsp;14 hereof and any surplus shall be
retained by Tenant. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(f) Tenant shall maintain Workers Comp and Employers Liability coverage for anyone working at the Buildings with a
waiver of subrogation in favor of Landlord. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(g) Tenant may carry such <FONT STYLE="white-space:nowrap">All-Risk</FONT> and/or General
Liability insurance through blanket insurance covering the Premises and other locations of Tenant and/or of Tenant&#8217;s affiliates, provided that such blanket insurance policy specifically designates the Premises and shall not be reduced by
claims as to other property covered by such blanket policy; and Tenant may maintain the required limits in the form of excess and/or umbrella policies, provided that the other requirements set forth herein have been satisfied. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(h) All insurance coverage required to be carried hereunder shall be carried with insurance companies licensed to do business in the state in
which the Property is located and which have a claims paying ability rating of &#8220;A&#8221; or better by S&amp;P and a rating of &#8220;A2&#8221; or better by Moody&#8217;s, and shall require the insured&#8217;s insurance carrier to notify the
Landlord and Lender at least thirty (30)&nbsp;days prior to any cancellation or material modification of such insurance. Notwithstanding the foregoing, Tenant may carry insurance with companies which are affiliated with Tenant (and do not meet the
requirements herein) provided such insurance provided by such companies shall not exceed the deductible or self-insurance limitations herein. The insurance policies shall be in amounts sufficient at all times to satisfy any coinsurance requirements
thereof. If said insurance or part thereof shall expire, be withdrawn, become void by breach of any condition thereof by Tenant or become void or unsafe by reason of the failure or impairment of the capital of any insurer, Tenant shall immediately
obtain new or additional insurance reasonably satisfactory to Landlord and Lender. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(i) Each insurance policy referred to above shall, to the extent applicable, contain
standard <FONT STYLE="white-space:nowrap">non-contributory</FONT> mortgagee clauses in favor of Lender and shall provide that it may not be canceled except after thirty (30)&nbsp;days prior notice to Landlord and Lender and that any loss otherwise
payable thereunder shall be payable notwithstanding (i)&nbsp;any act or omission of Landlord or Tenant which might, absent such provision, result in a forfeiture of all or a part of such insurance payment, (ii)&nbsp;the occupation or use of any of
the Premises for purposes more hazardous than permitted by the provisions of such policy, (iii)&nbsp;any foreclosure or other action or proceeding taken by any Lender pursuant to any provision of the Mortgage upon the happening of an event of
default therein, or (iv)&nbsp;any change in title or ownership of any of the Premises. Any insurance policy may be written with a deductible of not more than Five Hundred Thousand and No/100 Dollars ($500,000.00); <U>provided</U>, that unless the
long-term unsecured debt of Tenant is rated BBB or better by S&amp;P and Baa2 or better by Moody&#8217;s, said deductible amounts may not exceed One Hundred Thousand and No/100 Dollars ($100,000.00). </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(j) Tenant shall pay all premiums for the insurance required by this Section&nbsp;33 as they become due, and shall renew or replace each
policy, not less than fifteen (15)&nbsp;days prior to the expiration of such policy (and shall promptly provide evidence of such renewal to Landlord)<B>. </B>Not less than fifteen (15)&nbsp;days after request from Landlord or Lender, Tenant<B>
</B>shall deliver to Landlord and Lender a certificate of insurance of the then-existing policies of insurance maintained in accordance with this Lease, which certificate of insurance shall provide assurance that such policies may not be canceled
except after at least thirty (30)&nbsp;days prior notice to Landlord and Lender<B>.</B> In the event of Tenant&#8217;s failure to comply with any of the foregoing requirements, Landlord shall be entitled to procure such insurance. Any sums so
expended by Landlord, together with interest thereon from the date paid at the Lease Default Rate, shall be Additional Rent and shall be repaid by Tenant to Landlord, if accompanied by an invoice or other supporting documentation, immediately upon
delivery of written demand therefor by Landlord. </P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>LANDLORD AND TENANT EXCULPATION </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">34. Anything contained herein to the contrary notwithstanding, any claim based upon liability of Landlord under this Lease shall be enforced
only against the Landlord&#8217;s interest in the Premises and the rents, proceeds and profits therefrom and shall not be enforced against the Landlord individually or personally other than with respect to fraud or the misappropriation of insurance
or Condemnation proceeds. In no event shall any partner, shareholder, trustee, manager, member, beneficial owner, officer, director or other owner or agent of Landlord have any liability under this Lease. Notwithstanding anything to the contrary
contained in this Lease, Landlord, for itself and its successors and assigns, agrees that no incorporator of Tenant, subscriber to Tenant&#8217;s capital stock, shareholder, employee, agent, officer or director, past, present or future, of any
corporation, or any partner, member or joint venturer of any partnership, limited liability company or joint venture that shall be Tenant hereunder shall have any personal liability for satisfaction of any claim or demand of whatsoever nature under
or with respect to this Lease and no recourse shall be had by Landlord against any of the foregoing for the satisfaction of Landlord&#8217;s (or such person&#8217;s) remedies under or with respect to this Lease, the relationship of Landlord and
Tenant hereunder or Tenant&#8217;s use or occupancy of the Premises. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>LANDLORD&#8217;S TITLE </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">35. The Premises are demised and let subject to the Permitted Encumbrances without representation or warranty by Landlord. The recital of the
Permitted Encumbrances herein shall not be construed as a revival of any Permitted Encumbrance which has expired. </P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>QUIET ENJOYMENT </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">36. Landlord warrants and agrees that so long as this Lease is in full force and effect, Tenant shall and may peaceably and quietly have, hold,
and enjoy the Premises for the full Term, free from molestation, eviction, or disturbance by Landlord or by any other person(s) lawfully claiming by, through or under Landlord, subject, however, to the Permitted Encumbrances and the express
provisions of this Lease. Notwithstanding anything to the contrary contained in this Lease, if Tenant is deprived of physical access to the Premises or any Parcel due to Landlord&#8217;s violation of this Section&nbsp;36, which results in Tenant
being unable to operate its business on the Premises or such Parcel in accordance with the terms of this Lease, then Tenant shall provide Landlord with written notice of such default, and Landlord shall have fifteen (15)&nbsp;days after receipt of
such notice in which to cure such violation. If Landlord fails to cure such default within such fifteen (15)&nbsp;day period, Tenant shall send a second and final notice (marked as such on the outside of envelope), and if Landlord fails to cure such
default within five (5)&nbsp;days after receipt of such second notice, then Tenant shall have the right to (i)&nbsp;bring a claim for damages against Landlord, (ii)&nbsp;bring a suit for specific performance to gain access to the Premises or Parcel,
as applicable, (iii)&nbsp;exercise self-help rights that may be necessary for tenant to gain access to the Property or Parcel, as applicable, and conduct its business thereon in accordance with the terms of the Lease and/or (iv)&nbsp;offset against
Rent any losses suffered or costs incurred by Tenant resulting from Landlord&#8217;s depriving Tenant of access to the Premises or any Parcel or violating the terms of this Section&nbsp;36, including, without limitation, any costs incurred by Tenant
to enter into a lease or occupancy agreement at another location (the &#8220;Substitute Location&#8221;) for the conduct of the business that Tenant was conducting on the Premises or Parcel, as applicable, prior to the breach (a &#8220;Substitute
Space Agreement&#8221;) and any rental or other amounts payable under such Substitute Space Agreement for the period during which Tenant is unable to access the Premises or any Parcel until the date on which Tenant is again able to access the
Premises or such Parcel, as applicable, and any payments made under or in connection with such Substitute Space Agreement if Tenant terminates the same prior to its stated expiration date in order to resume its operations in the Premises or the
applicable Parcel after Landlord&#8217;s default has been cured. </P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>[RESERVED] </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">37. [Reserved]. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>BROKER </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">38. Landlord and Tenant each represent and warrant that it has had no dealings or conversations with any real estate broker in connection with
the negotiation and execution of this Lease other than Zimmer Real Estate Services, L.C. d/b/a Newmark Zimmer and Newmark Midwest Region, LLC d/b/a Newmark (&#8220;<U>Broker</U>&#8221;). <B>LANDLORD AND TENANT EACH AGREE TO DEFEND, INDEMNIFY AND
HOLD HARMLESS THE OTHER AGAINST ALL LIABILITIES ARISING FROM ANY CLAIM OF ANY REAL ESTATE BROKERS OTHER THAN BROKER CLAIMING TO HAVE DEALT WITH LANDLORD OR TENANT, AS APPLICABLE, IN CONNECTION WITH THIS LEASE, INCLUDING COST OF COUNSEL FEES. </B>
</P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>TRANSFER OF TITLE; INFORMATION REGARDING LANDLORD </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">39. (a) In the event of any transfer(s) of the title to the Premises, Landlord (and in the case of any subsequent transfer, the then-grantor)
automatically shall be relieved from and after the date of such transfer, of all liability with respect to the performance of any obligations on the part of said Landlord contained in this Lease thereafter to be performed; provided that any amount
then due and payable to Tenant by Landlord (or the then-grantor), and any other obligation then to be performed by Landlord (or the then-grantor) under this Lease, either shall be paid or performed by Landlord (or the then-grantor) or such payment
or performance assumed by the transferee in writing; it being intended hereby that the covenants, conditions and agreements contained in this Lease on the part of Landlord shall, subject to the foregoing, be binding on Landlord, its successors and
assigns, only during and with respect to their respective successive period of ownership. Landlord may freely transfer the Premises and this Lease without the consent of Tenant (but in all events subject to the provisions of Section&nbsp;54 of this
Lease); however, Landlord shall give Tenant notice of the transfer of its interest in the Premises by delivery of a Notice of Transfer in substantially the form attached to this Lease as <U>Exhibit</U><U></U><U>&nbsp;D</U>; <U>provided</U>, that the
failure to give such Notice of Transfer shall not be a default by Landlord under this Lease unless Landlord fails to inform Tenant thereof within ten (10)&nbsp;business days following Tenant&#8217;s written request therefor. Until Landlord gives
Tenant notice in accordance with the terms of this Lease, or Tenant receives notice, of a transfer of the Premises by Landlord, Tenant may deal with Landlord as if it continued to be the owner of the Premises. If a controlling ownership interest in
Landlord is transferred and, in connection therewith, the address for notices to Landlord is changed (subject to the provisions of Section&nbsp;54 of this Lease), Landlord shall give Tenant notice of the transfer of such controlling ownership
interest by delivery of a Notice of Transfer in substantially the form attached to this Lease as <U>Exhibit</U><U></U><U>&nbsp;D</U> (<U>provided</U>, that the failure to give such Notice of Transfer shall not be a default by Landlord under this
Lease unless Landlord fails to inform Tenant thereof within ten (10)&nbsp;business days following Tenant&#8217;s written request therefor); <U>provided</U>, <U>further</U>, that until Landlord gives, or Tenant receives, notice of such transfer and
new address Tenant may correspond with the current owner of a controlling interest in Landlord at the prior address for notices to Landlord and all notices given to the current owner shall be deemed validly given for all purposes. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) In the event that from time to time Landlord desires to assign partially its interest in this Lease with respect to one of the Parcels but
not all of the Parcels (the &#8220;Assigned Portion&#8221;), then Landlord, at its cost and expense, shall prepare a new Lease Agreement in the same form as this Lease (as applicable to the Assigned Portion, covering such Assigned Portion and
reflecting the Allocated Fixed Rent Amount therefor (the &#8220;<U>New Lease</U>&#8221;)) which New Lease shall be subject to Tenant&#8217;s reasonable consent, with Landlord reimbursing Tenant for all of Tenant&#8217;s actual and reasonable <FONT
STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">out-of-pocket</FONT></FONT> costs incurred in connection with the review and approval of such New Lease and the Modified Existing Lease (as hereinafter defined). Following the execution and
delivery of the New Lease between Landlord&#8217;s assignee and Tenant, Landlord and Tenant </P>
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agree that this Lease shall continue to exist with respect to all Parcels other than the Assigned Parcel (the &#8220;Remaining Portion&#8221;) on the terms and conditions of this Lease applicable
to the Remaining Portion, including the Allocated Fixed Rent Amount with respect to the Remaining Portion (the &#8220;Modified Existing Lease&#8221;).In such event, Tenant shall execute any such New Lease within five (5)&nbsp;Business Days after the
form of New Lease has been approved by Tenant and delivery to Tenant of an execution version thereof. In addition, Tenant shall, at no cost or expense to Tenant, execute and deliver to Landlord any other instruments and documents reasonably
requested by Landlord in connection with the assignment that do not increase Tenant&#8217;s obligations or decrease Tenant&#8217;s rights under this Lease (or the New Lease or the Modified Existing Lease) in any manner, including any commercially
reasonable SNDA Agreement that may be requested in connection with such transfer. </P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>FINANCIAL REPORTING </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">40. (a). Tenant shall keep adequate records and books of account with respect to the Premises, in accordance with generally accepted accounting
principles consistently applied &#8220;<U>GAAP</U>&#8221;). </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b). In the event Tenant or Tenant&#8217;s ultimate owner is not a
publicly-traded company and is not otherwise required to file such financial statements with the U.S. Securities and Exchanges Commission, Tenant shall deliver to Landlord: (i)&nbsp;no later than one hundred twenty (120)&nbsp;days after the end of
Tenant&#8217;s fiscal year, a consolidated balance sheet and related consolidated statements of income, comprehensive income, shareholders&#8217; equity and cash flows showing the financial position of Tenant as of the close of such fiscal year and
the consolidated results of their operations during such year, in each case in the form and together with such additional information and reports as is provided to Tenant&#8217;s senior secured lender at such time (if any); and (ii)&nbsp;no later
than sixty (60)&nbsp;days after the end of each fiscal quarter, (a)&nbsp;a consolidated balance sheet and related consolidated statements of income, comprehensive income, shareholders&#8217; equity and cash flows showing the financial position of
the Tenant as of the close of such fiscal quarter and the consolidated results of their operations during such fiscal quarter and the then-elapsed portion of the fiscal year, in each case in the form and together with such additional information and
reports as is provided to Tenant&#8217;s senior secured lender at such time (if any), all of which shall be in reasonable detail, together with, if applicable, quarterly site-level financials consistent with Tenant&#8217;s past practice, and
(b)&nbsp;a reasonably detailed calculation of EBITDA (earnings before insurance, taxes, depreciation and amortization) with respect to the Tenant, together with such supporting materials and work papers as may be reasonably requested by Landlord.
All such financial statements shall be prepared in accordance with GAAP, shall be certified to be accurate and complete by an officer or director of Tenant and (in the case of <FONT STYLE="white-space:nowrap">year-end</FONT> statements) shall be
audited. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c). Tenant shall deliver written notice to Landlord within two Business Days after any rating agency downgrades, qualifies, or
withdraws the credit rating of Tenant; provided that the failure to deliver such written notice shall not be a default under this Lease unless Tenant fails to deliver such notice within ten (10)&nbsp;business days following written request from
Landlord. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>HAZARDOUS MATERIALS </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">41. (a) For the purposes hereof, the term &#8220;<U>Hazardous Materials</U>&#8221; shall include, without limitation, any material, waste or
substance which is (i)&nbsp;included within the definitions of &#8220;hazardous substances,&#8221; &#8220;hazardous materials,&#8221; &#8220;toxic substances,&#8221; or &#8220;hazardous wastes&#8221; in or pursuant to any Laws, or subject to
regulation under any Law; (ii)&nbsp;listed in the United States Department of Transportation Optional Hazardous Materials Table, 49 C.F.R. Section&nbsp;172.101, as enacted as of the date hereof or as hereafter amended, or in the United States
Environmental Protection Agency List of Hazardous Substances and Reportable Quantities, 40 C.F.R. Part 302, as enacted as of the date hereof or as hereafter amended; or (iii)&nbsp;explosive, radioactive, asbestos, a polychlorinated biphenyl,
petroleum or a petroleum product or waste oil, including, without limitation, perfluorinated chemicals (PFC) or per and polyfluoroalkyl substances (PFAS). The term &#8220;<U>Environmental Laws</U>&#8221; shall include all Laws pertaining to health,
industrial hygiene, Hazardous Materials or the environment, including, but not limited to each of the following, as enacted as of the date hereof or as hereafter amended: the Comprehensive Environmental Response, Compensation and Liability Act of
1980, 42 U.S.C. &#167;9601 et seq.; the Resource Conservation and Recovery Act of 1976, 42 U.S.C. &#167;6901 et seq.; the Toxic Substance Control Act, 15 U.S.C. &#167;2601 et seq.; the Water Pollution Control Act (also known as the Clean Water Act),
33 U.S.C. &#167;1251 et seq.; the Clean Air Act, 42 U.S.C. &#167;7401 et seq.; and the Hazardous Materials Transportation Act, 49 U.S.C. &#167;5101 et seq. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) Tenant covenants that, during the Term, it (i)&nbsp;will comply, and will cause the Premises to comply, with all Environmental Laws
applicable to the Premises, but shall not be obligated to remove or remediate any Hazardous Materials existing at the Premises prior to the Commencement Date, (ii)&nbsp;will not use, and shall prohibit the use of the Premises by persons acting by,
through or under Tenant, for the generation, manufacture, storage, handling, transfer, treatment, recycling, transportation, processing, production, refinement or disposal (each, a &#8220;<U>Regulated Activity</U>&#8221;) of any Hazardous Materials
or for the storage, handling or disposal of Hazardous Materials (other than, in each case, in connection with the operation and maintenance of the Premises and in commercially reasonable quantities as a consumer thereof, subject to compliance with
applicable Laws), (iii)&nbsp;(A) will not install or permit the installation on the Premises by persons acting by, through or under Tenant of any asbestos or asbestos-containing materials, underground storage tanks or surface impoundments and shall
not permit any petroleum contamination by persons acting by, through or under Tenant in violation of applicable Environmental Laws originating on the Premises, and (B)&nbsp;with respect to any petroleum contamination on the Premises by Tenant or
persons acting by, through or under Tenant, which originates from a source off the Premises, Tenant shall notify all responsible third parties and appropriate government agencies (collectively, &#8220;<U>Third Parties</U>&#8221;) and shall prosecute
the cleanup of the Premises by such Third Parties, including, without limitation, undertaking legal action, if necessary, to enforce the cleanup obligations of such Third Parties and, to the extent not done so by such Third Parties and to the extent
technically feasible and commercially practicable, Tenant shall remediate such petroleum contamination, and (iv)&nbsp;shall cause any alterations of the Premises by Tenant or any persons acting by, through or under Tenant to be done in a way which
complies with applicable Laws relating to exposure of persons working on or visiting the Premises to Hazardous Materials and, in connection with any such alterations, shall remove any Hazardous Materials present upon the Premises introduced by
Tenant or any persons acting by, through or under Tenant, which are not in compliance with applicable Environmental Laws, provided that Tenant shall not be obligated to remove or remediate any Hazardous Materials existing at the Premises prior to
the Commencement Date. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">Notwithstanding any provision of this Lease to the contrary, Landlord agrees that Tenant may
use and store household and commercial cleaners and chemicals to maintain the Premises, provided that such use and storage are in compliance with all Environmental Laws. Landlord and Tenant acknowledge that any or all of the cleaners and chemicals
described in this paragraph may constitute Hazardous Materials. However, Tenant may use and store the same as herein set forth, provided, that in doing so Tenant complies with all Laws. For the purposes of subdivisions (c)&nbsp;and (d) of this
Article, the term &#8220;Hazardous Materials&#8221; shall exclude the Hazardous Materials used as permitted in this paragraph. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) If, at
any time during the Term, Hazardous Materials shall be found in, on or under the Premises, then solely if such Hazardous Materials shall have been introduced by Tenant or persons acting by, through or under Tenant, Tenant shall (at Tenant&#8217;s
sole expense), or shall cause such responsible Third Parties to, promptly commence and diligently prosecute to completion all investigation, site monitoring, containment, cleanup, removal, restoration or other remedial work of any kind or nature
(collectively, &#8220;<U>Remedial Work</U>&#8221;) to the extent required by Environmental Laws, and in compliance with Environmental Laws, and at Tenant&#8217;s sole cost; provided, that except as otherwise expressly provided in this subparagraph
(c), Landlord shall not be required to accept any institutional control (such as a deed restriction) that restricts the permitted use of the Premises or any real property as a condition to any remedial plan approved by any governmental agency in
connection with such Remedial Work. The Remedial Work required of Tenant under this Lease shall be limited to achieving <FONT STYLE="white-space:nowrap">clean-up</FONT> standards applicable to commercial use of the Premises as provided herein
(&#8220;<U>Commercial Closure</U>&#8221;), if allowed under applicable Environmental Laws and if approved by the applicable governmental authority with jurisdiction over the Premises, Hazardous Materials and Remedial Work; provided, that the
Hazardous Materials left in place would not reasonably be expected to cause or threaten to cause current or future migration of such Hazardous Materials from the environmental media in which such Hazardous Materials are present to other
environmental media or to other properties in excess of applicable regulatory standards permitted under applicable Legal Requirements; and provided, further, that nothing contained in this Section&nbsp;41(c) shall be deemed to limit the obligations
of the Tenant under any other provision of this Section&nbsp;41 including, without limitation, the indemnification obligations of the Tenant under Section&nbsp;41(e) of this Part II. In the event an institutional control (such as a deed restriction,
environmental land use restriction, or activity and use limitation) that restricts the permitted use of or activities on the Premises (hereinafter a &#8220;<U>Restriction</U>&#8221;) is required in order to achieve Commercial Closure, prior to
submitting any proposed plan for Remedial Work to a governmental authority which proposes such a Restriction or performing or implementing such Remedial Work or actually recording any Restriction in the relevant real property records, Tenant shall
submit such Restriction to Landlord for review and approval. Landlord shall not unreasonably withhold, condition or delay its approval of any such Restrictions (i)&nbsp;so long as the condition set forth in subpart (iii)&nbsp;of this sentence is
satisfied, which require that the Premises not be used for residential purposes, for a day care facility, or for agricultural purposes, (ii)&nbsp;so long as the condition set forth in subpart (iii)&nbsp;of this sentence is satisfied and the Premises
are adequately served by a municipal water supply, which prohibit the use of the ground water underlying the Premises, or (iii)&nbsp;so long as such Restrictions would not reasonably be likely to result in a material decrease in the fair market
value of the Premises based upon the use of the Premises as commercial property, would not reasonably be likely to materially affect the marketability of the Premises or the ability to obtain financing secured by the Premises based upon the use of
the Premises as commercial property. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(d) To the extent that Tenant has actual knowledge thereof, Tenant shall promptly provide
notice to Landlord of any of the following matters occurring during the Term: </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:4%; text-indent:9%; font-size:10pt; font-family:Times New Roman">(i) any proceeding or investigation
commenced or threatened in writing by any governmental authority with respect to the presence of any Hazardous Material affecting the Premises; </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:4%; text-indent:9%; font-size:10pt; font-family:Times New Roman">(ii) intentionally omitted; </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:4%; text-indent:9%; font-size:10pt; font-family:Times New Roman">(iii) all written notices of any pending or threatened investigation or claims made or any lawsuit or other legal action or
proceeding brought by any person against (A)&nbsp;Tenant or the Premises, or (B)&nbsp;any other party occupying the Premises or any portion thereof, in any such case relating to any loss or injury allegedly resulting from any Hazardous Material or
relating to any violation or alleged violation of Environmental Laws; </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:4%; text-indent:9%; font-size:10pt; font-family:Times New Roman">(iv) the discovery of any occurrence or condition on
the Premises, of which Tenant becomes actually aware and which is not corrected within ten (10)&nbsp;days, or written notice received by Tenant of an occurrence or condition on any real property adjoining or in the vicinity of the Premises, which
reasonably could be expected to lead to the Premises or any portion thereof being in violation of any Environmental Laws or subject to any restriction on ownership, occupancy, transferability or use under any Environmental Laws or which might
subject Landlord or Lender to any Environmental Claim. &#8220;<U>Environmental Claim</U>&#8221; means any claim, action, investigation or written notice by any person alleging potential liability (including, without limitation, potential liability
for investigatory costs, cleanup costs, governmental response costs, natural resource damages, property damages, personal injuries or penalties) arising out of, based on or resulting from (A)&nbsp;the presence, or release into the environment, of
any Hazardous Materials at or from the Premises, or (B)&nbsp;circumstances forming the basis of any violation, or alleged violation, of any Environmental Law; and </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:4%; text-indent:9%; font-size:10pt; font-family:Times New Roman">(v) the commencement and completion of any Remedial Work. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>(e) TENANT SHALL BE SOLELY RESPONSIBLE FOR AND SHALL DEFEND, REIMBURSE, INDEMNIFY AND HOLD EACH INDEMNIFIED PARTY HARMLESS FROM AND AGAINST ALL DEMANDS,
CLAIMS, ACTIONS, CAUSES OF ACTION, ASSESSMENTS, LOSSES, DAMAGES, LIABILITIES (INCLUDING, WITHOUT LIMITATION, STRICT LIABILITIES), INVESTIGATIONS, WRITTEN NOTICES, COSTS AND EXPENSES OF ANY KIND (INCLUDING, WITHOUT LIMITATION, REASONABLE EXPENSES OF
INVESTIGATION BY ENGINEERS, ENVIRONMENTAL CONSULTANTS AND SIMILAR TECHNICAL PERSONNEL AND REASONABLE FEES AND DISBURSEMENTS OF COUNSEL), ARISING OUT OF, IN RESPECT OF OR IN CONNECTION WITH (I)&nbsp;INTENTIONALLY OMITTED, (II)&nbsp;THE
</B></P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>
OCCURRENCE OF ANY REGULATED ACTIVITY BY TENANT OR ANY PERSONS ACTING BY, THROUGH OR UNDER TENANT AT, ON OR UNDER THE PREMISES AT ANY TIME DURING THE TERM OF THIS LEASE, (III)&nbsp;ANY
ENVIRONMENTAL CLAIM WITH RESPECT TO THE PREMISES AGAINST ANY INDEMNIFIED PARTY ARISING FROM THE PRESENCE OF HAZARDOUS MATERIALS INTRODUCED BY TENANT OR ANY PERSONS ACTING BY, THROUGH OR UNDER TENANT DURING THE TERM OF THIS LEASE, (IV)&nbsp;THE
RELEASE OR THREATENED RELEASE BY TENANT OR ANY PERSONS ACTING BY, THROUGH OR UNDER TENANT DURING THE TERM OF THIS LEASE OR PRESENCE OF ANY HAZARDOUS MATERIALS INTRODUCED BY TENANT OR ANY PERSONS ACTING BY, THROUGH OR UNDER TENANT DURING THE TERM OF
THIS LEASE AT, ON, UNDER OR FROM THE PREMISES, REGARDLESS OF HOW DISCOVERED, OR (V)&nbsp;ANY REMEDIAL WORK REQUIRED TO BE PERFORMED PURSUANT TO ANY ENVIRONMENTAL LAW OR THE TERMS HEREOF WITH RESPECT TO MATTERS CAUSED BY TENANT OR ANY PERSONS ACTING
BY, THROUGH OR UNDER TENANT, DURING THE TERM OF THIS LEASE. </B></P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(f) Upon Landlord&#8217;s request, at any time after the occurrence and
during the continuation of an Event of Default hereunder or at such other time as Landlord has reasonable grounds to believe that Hazardous Materials (except to the extent those substances are permitted to be used by Tenant under Section&nbsp;41(b)
of this Part II in the ordinary course of its business and in compliance with all Environmental Laws) are or have been released, stored or disposed of on or around the Premises by Tenant or any person acting by, through or under Tenant during the
Term of this Lease or that the Premises may be in violation of the Environmental Laws due to any acts or omissions (where these is a duty to act) of Tenant or any person acting by, through or under Tenant during the Term of this Lease, Tenant shall
provide, at Tenant&#8217;s sole cost and expense, an inspection or audit of the Premises prepared by a hydrogeologist or environmental engineer or other appropriate consultant reasonably approved by Landlord indicating the presence or absence of the
reasonably suspected Hazardous Materials on the Premises or an inspection or audit of the Premises prepared by an engineering or consulting firm reasonably approved by Landlord indicating the presence or absence of friable asbestos or substances
containing asbestos on the Premises. If Tenant fails to provide such inspection or audit within thirty (30)&nbsp;days after such request, Landlord may, following a second notice and the expiration of five (5)&nbsp;additional days in which Tenant
shall have failed to provide such inspection or audit, order the same, and Tenant hereby grants to Landlord and Lender and their respective employees, contractors and agents access to the Premises (which access shall be in accordance with
Section&nbsp;12 of this Lease) and a license to undertake such inspection or audit. The cost of such inspection or audit, together with interest thereon at the Lease Default Rate from the date Tenant is provided with written confirmation of costs
incurred by Landlord until actually paid by Tenant, shall be paid by Tenant within thirty (30)&nbsp;days of written demand therefor accompanied by reasonable supporting documentation. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(g) Without limiting the foregoing, where recommended by any other &#8220;Phase I&#8221; or &#8220;Phase II&#8221; assessment and where the
particular conditions on the Premises which formed the basis for such recommendation exists due the introduction of Hazardous Materials on the Premises by Tenant or any person acting by, through or under Tenant during the Term of this Lease Tenant
shall establish and comply with an operations and maintenance program relative to the Premises, in </P>
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form and substance acceptable to Landlord, prepared by an environmental consultant reasonably acceptable to Landlord, which program shall address any Hazardous Materials (including, without
limitation, asbestos-containing material or lead based paint) that are introduced by Tenant or any person acting by, through or under Tenant during the Term of this Lease. Without limiting the generality of the preceding sentence, Landlord may
require (i)&nbsp;periodic notices or reports to Landlord in form, substance and at such intervals as Landlord may specify to address matters raised in the applicable &#8220;Phase I&#8221; or &#8220;Phase II&#8221; assessment, (ii)&nbsp;an amendment
to such operations and maintenance program to address changing circumstances, laws or other matters, (iii)&nbsp;at Tenant&#8217;s sole cost and expense, supplemental examination of the Premises by consultants reasonably acceptable to Landlord to
address such Hazardous Materials introduced by Tenant or any person acting by, through or under Tenant during the Term of this Lease and raised in the &#8220;Phase I&#8221; or &#8220;Phase II&#8221; assessment, (iv)&nbsp;access to the Premises upon
reasonable notice, by Landlord or Lender, and their respective agents or servicer, to review and assess the environmental condition of the Premises and Tenant&#8217;s compliance with any operations and maintenance program (which access shall be in
accordance with the provisions of Section&nbsp;12 of this Lease), and (v)&nbsp;variation of the operation and maintenance program in response to the reports provided by any such consultants. The phrase, &#8220;<U>introduced by Tenant or any person
acting by, through or under Tenant</U>&#8221; or any similar phrase shall mean any Hazardous Materials introduced by any act or omission (where there is a duty to act) (including any negligent act or omission (where there is a duty to act)) of
Tenant or any affiliate, employee, contractor, agent, licensee, or invitee of Tenant, but shall not include any Hazardous Materials introduced by any act or omission (including any negligent act or omission) of any third-party not expressly included
within the immediately preceding definition. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(i) The indemnity obligations of the Tenant and the rights and remedies of the Landlord under
this Section&nbsp;41 shall survive the expiration or termination of this Lease. </P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>WAIVER OF LANDLORD&#8217;S LIEN </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">42. Landlord hereby waives any right to distrain trade fixtures, inventory and other personal property of Tenant and any landlord&#8217;s lien
or similar lien upon trade fixtures, inventory and any other personal property of Tenant regardless of whether such lien is created or otherwise. </P>
<P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>ESTOPPEL CERTIFICATE </B></P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">43. Landlord and
Tenant agree to deliver to each other, from time to time as reasonably requested in writing, and within a reasonable period of time after receipt of such request, an estoppel certificate, addressed to such persons as the requesting party may
reasonably request, certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that this Lease is in full force and effect as modified and stating the modifications), the dates to which any Fixed Rent
due hereunder has been paid in advance, if any, that to the knowledge of the signer of such certificate, no default hereunder by either Landlord or Tenant exists hereunder (or specifying each such default to which this signer may have knowledge),
together with such other information as Landlord or Tenant may reasonably require with respect to the status of this Lease and Tenant&#8217;s use and occupancy of the Premises. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>NOTICE OF LEASE </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">44. Upon the request of either party hereto, Landlord and Tenant agree to execute a short form Notice of Lease or Memorandum of Lease in
recordable form, setting forth information regarding this Lease, including, without limitation, if available, the dates of commencement and expiration of the Term. All taxes, fees, costs and expenses of recording such Notice of Lease or Memorandum
of Lease shall be paid by Tenant unless otherwise agreed in writing by Landlord. </P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>MISCELLANEOUS </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">45. (a) This Lease shall be governed and construed in accordance with the Laws of the State of Missouri. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) The headings of the Sections of Part I and Part II, are for convenient reference only, and are not to be construed as part of this Lease.
</P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) The language of this Lease shall be construed according to its plain meaning, and not strictly for or against Landlord or Tenant; and
the construction of this Lease and of any of its provisions shall be unaffected by any argument or claim that this Lease has been prepared, wholly or in substantial part, by or on behalf of Tenant or Landlord. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(d) Landlord and Tenant each warrant and represent to the other, that each has full right to enter into this Lease and that there are no
impediments, contractual or otherwise, to full performance hereunder. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(e) This Lease shall be binding upon the parties hereto and shall
inure to the benefit of and be binding upon the heirs, executors, administrators, successors and assigns of Landlord and the successors and assigns of Tenant. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(f) In the event of any suit, action, or other proceeding at law or in equity, by either party hereto against the other, by reason of any
matter arising out of this Lease, the prevailing party shall recover, not only its legal costs, but also reasonable attorneys&#8217; fees (to be fixed by the Court) for the maintenance or defense of said suit, action or other proceeding, as the case
may be. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(g) A waiver by either party of any breach(es) by the other of any one or more of the covenants, agreements, or conditions of this
Lease, shall not bar the enforcement of any rights or remedies for any subsequent breach of any of the same or other covenants, agreements, or conditions. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(h) This Lease and the referenced schedules and exhibits set forth the entire agreement between the parties hereto and may not be amended,
changed or terminated orally or by any agreement unless such agreement shall be in writing and signed by Tenant and Landlord and approved in writing by the Lender. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(i) If any provision of this Lease or the application thereof to any persons or circumstances shall to any extent be invalid or unenforceable,
the remainder of this Lease or the application of such provision to persons or circumstances other than those to which it is held invalid or unenforceable shall not be affected thereby, and each provision of this Lease shall be valid and enforceable
to the fullest extent permitted by Law. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(j) The submission of this Lease for examination does not constitute a reservation of or
agreement to lease the Premises; and this Lease shall become effective and binding only upon proper execution and unconditional delivery thereof by Landlord and Tenant. This Lease may be executed in several counterparts, including via DocuSign, all
of which together shall constitute one agreement binding on all parties hereto, notwithstanding that all of the parties have not signed the same counterpart. PDF signatures transmitted by <FONT STYLE="white-space:nowrap">e-mail</FONT> shall be
deemed to be originals. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(k) When the context in which words are used in this Lease indicates that such is the intent, words in the
singular number shall include the plural and <U>vice versa</U>, and words in the masculine gender shall include the feminine and neuter genders and <U>vice versa</U>. Further, references to &#8220;<U>person</U>&#8221; or &#8220;<U>persons</U>&#8221;
in this Lease shall mean and include any natural person and any corporation, partnership, joint venture, limited liability company, trust or other entity whatsoever. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(l) All references to &#8220;<U>business days</U>&#8221; contained herein are references to normal working business days, <I>i.e.</I>, Monday
through Friday of each calendar week, exclusive of federal and national bank holidays. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(m) Time is of the essence in the payment and
performance of the obligations of Tenant under this Lease. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(n) In the event that the Landlord hereunder consists of more than one
(1)&nbsp;person, then all obligations of the Landlord hereunder shall be joint and several obligations of all persons named as Landlord herein. If any such person directly or indirectly transfers its interest in the Premises, whether by conveyance
of its interest in the Premises, merger or consolidation or by the transfer of the ownership interest in such person, such transferee and its successors and assigns shall be bound by this subparagraph (n). All persons named as Landlord herein shall
collectively designate a single person (the &#8220;<U>Designated Person</U>&#8221;) to be the person entitled to give notices, waivers and consents hereunder. If Landlord consists of only one person, such person shall be the Designated Person.
Landlord agrees that Tenant may rely on a waiver, consent or notice given by such Designated Person as binding on all other persons named as Landlord herein; <U>provided</U>, that any amendment, change or termination of this Lease which is permitted
under Section&nbsp;45(h) of this Part II must be signed by all persons named as Landlord. The Designated Person shall be the only person entitled to give notices hereunder by the Landlord, and Tenant may disregard all communications from any other
person named as Landlord herein, except as provided in the immediately following sentence. The identity of the Designated Person may be changed from time to time by ten (10)&nbsp;business days&#8217; advance written notice to the Tenant signed by
either the Designated Person or by all persons named as Landlord herein. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(o) TO THE MAXIMUM EXTENT PERMITTED BY LAW, LANDLORD AND TENANT
HEREBY WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER ON, OR IN RESPECT OF, ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS AGREEMENT, THE RELATIONSHIP
OF LANDLORD AND TENANT HEREUNDER, OR ARISING OUT OF THE TRANSACTION CONTEMPLATED BY THIS AGREEMENT. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(p) ANY CONTROVERSY OR DISPUTE RELATED TO THIS AGREEMENT, SHALL BE DETERMINED BY BINDING
ARBITRATION BY, AND UNDER THE Expedited Procedures provisions (Rules <FONT STYLE="white-space:nowrap">E-1</FONT> through <FONT STYLE="white-space:nowrap">E-10</FONT> in the current edition) OF THE COMMERCIAL ARBITRATION RULES (THE
&#8220;<U>COMMERCIAL RULES</U>&#8221;) OF THE AMERICAN ARBITRATION ASSOCIATION, OR ITS SUCCESSOR. HEARINGS ON SUCH ARBITRATION SHALL BE HELD IN THE STATE OF NEW YORK IN A LOCATION MUTUALLY AGREEABLE TO LANDLORD AND TENANT. ANY SUCH CONTROVERSY SHALL
BE ARBITRATED BY THREE (3)&nbsp;ARBITRATORS WHO SHALL BE IMPARTIAL AND SHALL BE APPOINTED UNDER THE COMMERCIAL RULES. THE ARBITRATORS SHALL HEAR AND DETERMINE SAID CONTROVERSY IN ACCORDANCE WITH APPLICABLE LAW AND THE INTENTION OF THE PARTIES AS
EXPRESSED IN THIS AGREEMENT, AS THE SAME MAY HAVE BEEN DULY MODIFIED IN WRITING BY THE PARTIES PRIOR TO THE ARBITRATION, UPON THE EVIDENCE PRODUCED AT AN ARBITRATION HEARING SCHEDULED AT THE REQUEST OF EITHER PARTY. SUCH <FONT
STYLE="white-space:nowrap">PRE-ARBITRATION</FONT> DISCOVERY SHALL BE PERMITTED AS IS AUTHORIZED UNDER THE COMMERCIAL RULES OR STATE LAW APPLICABLE TO ARBITRATION PROCEEDINGS. THE AWARD SHALL BE EXECUTED BY AT LEAST TWO (2)&nbsp;OF THE THREE
(3)&nbsp;ARBITRATORS, BE RENDERED WITHIN THIRTY (30)&nbsp;DAYS AFTER THE CONCLUSION OF THE HEARING, AND MAY INCLUDE ATTORNEYS&#8217; FEES AND COSTS TO THE PREVAILING PARTY PER SECTION 45(F) HEREOF. JUDGMENT MAY BE ENTERED ON THE AWARD IN ANY COURT
OF COMPETENT JURISDICTION NOTWITHSTANDING THE FAILURE OF A PARTY DULY NOTIFIED OF THE ARBITRATION HEARING TO APPEAR THEREAT. BY EXECUTING THIS AGREEMENT YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT OF THIS AGREEMENT DECIDED BY NEUTRAL
ARBITRATION AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY EXECUTING THIS AGREEMENT YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS THOSE RIGHTS ARE SPECIFICALLY
INCLUDED IN THIS &#8220;ARBITRATION OF DISPUTES&#8221; PROVISION. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE UNDER APPLICABLE LAW. YOUR AGREEMENT TO THIS ARBITRATION PROVISION IS
VOLUNTARY. </P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>STATE SPECIFIC PROVISIONS </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">46. THIS LEASE CONTAINS A BINDING ARBITRATION PROVISION WHICH MAY BE ENFORCED BY THE PARTIES. </P>
<P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>LEASEHOLD MORTGAGEE PROVISIONS </B></P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">47.
(a)Notwithstanding anything in this Lease to the contrary, Tenant may encumber Tenant&#8217;s interest in this Lease by loan(s) secured by a mortgage(s) or deed(s) of trust (with any holder of any such mortgage(s) or deed(s) of trust being referred
to as a &#8220;<U>leasehold mortgagee</U>&#8221;, and the mortgage(s) or deed(s) of trust being referred to herein as a &#8220;<U>Leasehold </U><U>Mortgage</U>&#8221;) without Landlord&#8217;s consent. No Leasehold Mortgage shall extend to or affect
the fee or reversionary interest of Landlord in and to the Premises. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) If Tenant or a leasehold mortgagee shall forward to Landlord a notice setting forth the
name and address of said leasehold mortgagee (a &#8220;<U>Lender Notice</U>&#8221;), then, until the time, if any, that said Leasehold Mortgage shall be satisfied of record or assigned: </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) If Landlord shall give any notice of default or other event that would entitle Landlord to terminate or rescind this Lease (a
&#8220;<U>Default Notice</U>&#8221;) to Tenant hereunder, Landlord shall at the same time give a copy of each such Default Notice to said leasehold mortgagee at the address theretofore designated by Tenant or said leasehold mortgagee. Each copy of a
Default Notice shall be given in the same manner required hereunder for notices to Tenant. No Default Notice given by Landlord to Tenant shall be effective against any leasehold mortgagee until a copy thereof shall have been so given to such
leasehold mortgagee, and Landlord shall forebear from terminating this Lease under Section&nbsp;24 by reason of such default. Any leasehold mortgagee shall have the same time period provided to Tenant to perform (or cause to be performed) any term,
covenant, condition or agreement and to remedy any default by Tenant hereunder, and Landlord shall accept such performance by said leasehold mortgagee within such time period with the same force and effect as if furnished by Tenant; and </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(d) If Landlord shall give a Default Notice to Tenant pursuant to the provisions of Section&nbsp;24 of this Lease, and if such default shall
not be remedied within the applicable grace period provided for in Section&nbsp;24 of this Lease, and Landlord shall become entitled to <FONT STYLE="white-space:nowrap">re-enter</FONT> the Premises or serve a notice of election to terminate this
Lease pursuant to Section&nbsp;24 of this Lease, or to commence a proceeding to dispossess Tenant, <FONT STYLE="white-space:nowrap">re-enter</FONT> the Premises, or terminate this Lease and the leasehold estate of Tenant hereunder by reason of such
default, then, before doing any of the foregoing or otherwise interfering with Tenant&#8217;s possession and quiet enjoyment of the leasehold estate granted hereunder, Landlord shall (x)&nbsp;have given notice of such Event of Default to said
leasehold mortgagee, after which such leasehold mortgagee shall have the same cure period provided to Tenant pursuant to the terms of this Lease; or (y)&nbsp;if possession of the Premises is required in order to cure the default, provided Rent is
paid current throughout and any and all defaults that can be cured without possession of the Premises are cured by such leasehold mortgagee, Landlord shall allow such leasehold mortgagee to institute foreclosure proceedings and obtain possession
directly or through a receiver, and to prosecute such proceedings with diligence and continuity, and upon obtaining such possession, cure such default within the cure period, if any, provided to Tenant pursuant to the terms of this Lease, such cure
period to begin upon such leasehold mortgagee obtaining possession of the Premises, in which event (in the case of clauses (x)&nbsp;and (y) above) Landlord shall not terminate this Lease pursuant to Section&nbsp;24 of this Lease or otherwise, <FONT
STYLE="white-space:nowrap">re-enter</FONT> the Premises, give notice of election to terminate this Lease or commence a proceeding to dispossess Tenant, so long as said leasehold mortgagee is diligently and continuously engaged in curing such
default. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(e) Nothing herein shall preclude Landlord from exercising any of its rights or remedies with respect to any other default by
Tenant during any period of such forbearance, but in such event said leasehold mortgagee shall have all of the rights and protections hereinabove provided for. If said leasehold mortgagee, or its nominee, or a purchaser at a foreclosure sale, shall
acquire title to Tenant&#8217;s leasehold estate hereunder, directly or indirectly, and shall cure all defaults </P>
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of Tenant hereunder which are reasonably susceptible of being cured by said leasehold mortgagee, or by said purchaser, as the case may be, including all defaults in the payment of money, then the
defaults of any prior holder of Tenant&#8217;s leasehold estate hereunder which are personal to Tenant and not reasonably susceptible of being cured by said leasehold mortgagee (or by said purchaser) shall no longer be deemed to be defaults
hereunder. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(f) If this Lease shall terminate pursuant to Section&nbsp;24 of this Lease hereof, or shall otherwise terminate by reason of a
default of Tenant hereunder, or bankruptcy or similar proceedings, whether or not the leasehold mortgagee has exercised its rights prior thereto pursuant to the provisions of this Section&nbsp;47, and if within ten (10)&nbsp;after Landlord has given
to leasehold mortgagee notice of such termination, said leasehold mortgagee shall request Landlord to enter into a new lease of the Premises pursuant to this Section&nbsp;47(f), then Landlord shall enter into a new lease with said leasehold
mortgagee (or its nominee), within thirty (30)&nbsp;days after the giving of notice by said leasehold mortgagee, so long as said leasehold mortgagee shall comply with the following provisions of this <U>Section</U><U></U><U>&nbsp;47</U>. Said new
lease shall commence, and rent and all obligations of the Tenant under the new lease shall accrue, as of the date of termination of this Lease. The term of said new lease shall continue for the period which would have constituted the remainder of
the Term had this Lease not been terminated, and shall be upon all of the terms, covenants, conditions, conditional limitations and agreements contained herein which were in force and effect on the date of termination of this Lease. Said leasehold
mortgagee shall, simultaneously with, and as a condition of, the delivery of the new lease, pay to Landlord (x)&nbsp;all rent then due under this Lease on the date of termination of this Lease and remaining unpaid; and (y)&nbsp;all costs and
expenses, including reasonable attorney&#8217;s fees, court costs and litigation expenses, incurred by Landlord in connection with such termination, the recovery of possession of the Premises and the preparation, execution and delivery of said new
lease. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(g) Notwithstanding anything to the contrary in this Lease, a leasehold mortgagee may: (1)&nbsp;exercise its rights through an
affiliate, assignee, designee, nominee or subsidiary, acting in its own name or in leasehold mortgagee&#8217;s name (and anyone acting on behalf of a leasehold mortgagee under this Section&nbsp;47(g) shall automatically have the same protections,
rights and limitations of liability as leasehold mortgagee); (2) refrain from curing any default by Tenant; and (3)&nbsp;abandon any cure of a default by Tenant at any time, provided however that any leasehold mortgagee failing to make the payments
required by Section&nbsp;47(f) shall not be entitled to the delivery of a new lease pursuant to said Section&nbsp;47(f), and provided, further, that nothing herein shall be construed to limit Landlord&#8217;s rights in respect of a default by Tenant
which is not so cured. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(h) No leasehold mortgagee shall have any liability under this Lease unless and until it becomes the Tenant
hereunder and then only for so long as it remains the owner of the leasehold estate created hereby. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(i) Landlord hereby agrees to
reasonably cooperate with Tenant, any leasehold mortgagee to execute such amendments to this Lease as are reasonably requested by such leasehold mortgagee or to correct any errors herein contained; provided, however, no such amendments shall
decrease the rent, or have any other adverse effect on Landlord&#8217;s rights under this Lease, or impose any additional obligations on Landlord, except, in each case, to a <I>de minimis</I> extent. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>RIGHT OF FIRST OFFER </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">48. (a) Subject to the terms and conditions set forth in this Section&nbsp;48, if Landlord proposes to consummate a Disposition (as hereinafter
defined), Tenant shall have the right of first offer to enter into the Disposition on the terms and conditions set forth herein (&#8220;<U>Right of First Offer (Sale)</U>&#8221;). Prior to any proposed Disposition (whether based on Landlord&#8217;s
determination to sell or otherwise enter into a Disposition, or in response to an offer from a third party, or otherwise), Landlord will give Tenant a notice (the &#8220;<U>ROFO Notice</U>&#8221;) which ROFO Notice shall (i)&nbsp;identify the Sale
Asset (as hereinafter defined) and, if the Sale Asset is an Interest constituting less than 100% of the Interests, the identity of the other members or partners comprising the balance of the 100%; and (ii)&nbsp;set forth (aa) Seller&#8217;s (as
hereinafter defined) intended consideration (e.g., the purchase price, rent or other consideration for the Disposition) (the &#8220;<U>Offer Price</U>&#8221;); (bb) any allocation of closing costs to purchaser (including, without limitation, which
party will bear any transfer taxes); and (cc)&nbsp;whether any Seller financing shall be provided and whether the sale shall be all cash or include the assumption of any existing financing (the items in this clause (cc), the &#8220;<U>Financing Sale
Terms</U>&#8221;) and Tenant may, within thirty (30)&nbsp;days after receipt of the ROFO Notice (the &#8220;<U>Election Period</U>&#8221;), deliver written notice to Landlord indicating a desire to enter into the Disposition set forth in the ROFO
Notice (the &#8220;<U>Election Notice</U>&#8221;). If Tenant delivers the Election Notice within the Election Period, then Landlord and Tenant shall promptly negotiate in good faith, execute and exchange legal documents reflecting the terms set
forth in the ROFO Notice for the Disposition (the &#8220;<U>ROFO Contract</U>&#8221;) and otherwise reflecting that such Sale Asset shall be sold on an <FONT STYLE="white-space:nowrap">&#8220;As-Is&#8221;</FONT> basis, containing customary
representations and warranties that are otherwise reasonable for such Disposition (taking into account the fact that Seller has never operated the Sale Asset) and such other terms mutually and reasonably acceptable to the parties. The ROFO Contract
shall be negotiated, executed and exchanged by Landlord and Tenant in good faith and in a commercially reasonable manner within fifteen (15)&nbsp;days after the date Tenant delivers the Election Notice to Landlord (&#8220;<U>Negotiation
Period</U>&#8221;), and Landlord and Tenant shall consummate such Disposition subject to and in accordance with the terms and conditions of the ROFO Contract. If, (A)&nbsp;prior to the expiration of the Election Period Tenant fails to deliver the
Election Notice to Landlord, (B)&nbsp;the parties fail to enter into the ROFO Contract within the Negotiation Period despite having negotiated in good faith and in a commercially reasonable manner during the Negotiation Period, or (C)&nbsp;the ROFO
Contract is executed by all parties thereto prior to the expiration of the Negotiation Period, but Tenant notifies Landlord in writing following the execution of the ROFO Contract but prior to the expiration of the Negotiation Period that Tenant is
terminating the ROFO Contract pursuant to the applicable provision of the ROFO Contract that expressly permits Tenant to terminate the ROFO Contract prior to the expiration of the Negotiation Period (the date on which any of the events described in
the foregoing clauses (A)&nbsp;through (C) occurs, the &#8220;<U>ROFO Waiver Date</U>&#8221;), Landlord may effectuate the Disposition with respect to the Sale Asset set forth in the ROFO Notice with a third party, but if (x)&nbsp;the consideration
for any such Disposition shall be less than 95% of the Offer Price (such calculation to be based on the original Offer Price and any change in the allocation of closing costs) or there is a Change in Other Material Terms, or (y)&nbsp;Seller does not
consummate such Disposition within two hundred seventy (270)&nbsp;days after the applicable ROFO Waiver Date, Tenant&#8217;s Right of First Offer (Sale) shall be reinstated, and prior to consummating any Disposition, Landlord must again first offer
the applicable Sale Asset to Tenant in accordance with this Article 34. For purposes of the foregoing, &#8220;<U>Change in Other Material Terms</U>&#8221; shall mean Seller has provided for (if not specified in the ROFO Notice), or has modified in a
manner materially more favorable to the counterparty to the Disposition than specified in the ROFO Notice, the Financing Sale Terms. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(b) If one or more Parcels is being offered together with any other property or assets,
(i)&nbsp;the ROFO Notice and Offer Price shall cover only such Parcel, (ii)&nbsp;the Offer Price of such Parcel shall be a reasonable allocation of the value of thereof; (iii)&nbsp;Tenant shall only have the right to purchase such Parcel and not any
other property or assets being offered together with such Parcel, (iv)&nbsp;the ROFO Notice shall be structured in a manner that makes clear Tenant is permitted to exercise the Right of First Offer (Sale) contemplated in this <U>Article 48</U>
solely with respect to such Parcel, and Tenant will not have any right or obligation to purchase any other properties or assets in connection therewith. </P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(c) For the avoidance of doubt, the default on the part of Tenant or Landlord under the ROFO Contract shall not constitute a default on the
part of Tenant or Landlord under this Lease. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(d) If there are any disputes between Landlord and Tenant regarding a Disposition as to
(i)&nbsp;whether or when Tenant received an effective ROFO Notice and/or (ii)&nbsp;whether Tenant waived or elected not to consummate the Disposition pursuant to and in accordance with this Lease, such dispute shall be resolved by Expedited
Arbitration in accordance with the provisions of Section&nbsp;45(p) of this Lease. </P> <P STYLE="margin-top:6pt; margin-bottom:0pt; text-indent:9%; font-size:10pt; font-family:Times New Roman">(e) As used herein, &#8220;<U>Disposition</U>&#8221;
means (A)&nbsp;a sale of Landlord&#8217;s fee interest in the Buildings or any of them; or (B)&nbsp;a sale, transfer or assignment of fifty percent (50%) or more of the direct or indirect ownership or economic interests in Landlord (each, an
&#8220;<U>Interest</U>&#8221; and collectively, the &#8220;<U>Interests</U>&#8221;), in one or more transactions over a two (2)-year period; or (C)&nbsp;a ground lease of the Premises or any Parcel, &#8220;<U>Sale Asset</U>&#8221; means the asset
which is the subject of the Disposition, and &#8220;<U>Seller</U>&#8221; means the transferor of the Sale Asset pursuant to a Disposition. The foregoing notwithstanding, Tenant&#8217;s Right of First Offer (Sale) shall not apply in connection with
any Excluded Transfer. &#8220;<U>Excluded Transfer</U>&#8221; means any of the following: (i)&nbsp;any sale or transfer of the Premises (or any portion thereof ) or sale or transfer of any direct or indirect interest in Landlord to any affiliate of
Landlord, (ii)&nbsp;any sale or transfer of the Premises (or any portion thereof) to a Lender upon a foreclosure or delivery of a <FONT STYLE="white-space:nowrap"><FONT STYLE="white-space:nowrap">deed-in-lieu</FONT></FONT> of foreclosure and the
first subsequent transfer by said Lender or Lender&#8217;s designee, or (iii)&nbsp;any sale or transfer of the Premises (or any portion thereof) to another entity in a different investment vehicle, so long as such investment vehicle (y)&nbsp;is
managed by Fortress Investment Group or an affiliate thereof and (z)&nbsp;is created for the purpose of owning other real estate, not solely for the purpose of owning one or more of the Parcels. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman"><B>IN WITNESS WHEREOF</B>, Landlord and Tenant have duly executed this Lease as of the Date of Lease above written. </P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the Date of Lease. </P>
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<TD VALIGN="top" COLSPAN="3"><B>LANDLORD</B>:</TD></TR>
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<TD VALIGN="top" COLSPAN="3"><B>FNLR FORTUNA MAJOR LLC,</B></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top" COLSPAN="3">a Delaware limited liability company</TD></TR>
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<TD HEIGHT="16"></TD>
<TD HEIGHT="16" COLSPAN="2"></TD></TR>
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<TD VALIGN="top">By:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">&nbsp;</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Name:</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Title:</TD></TR>
</TABLE></DIV> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><I>[Signatures Continue on Next Page] </I></P>
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<TD VALIGN="top" COLSPAN="3"><B>TENANT:</B></TD></TR>
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<TD VALIGN="top" COLSPAN="3"><B>SCHOLASTIC INC., </B>a New York corporation</TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="16"></TD>
<TD HEIGHT="16" COLSPAN="2"></TD></TR>
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<TD VALIGN="top">By:</TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">&nbsp;</P></TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
<TD VALIGN="top"></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top">Name:</TD></TR>
<TR STYLE="page-break-inside:avoid ; font-family:Times New Roman; font-size:10pt">
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</TEXT>
</DOCUMENT>
<DOCUMENT>
<TYPE>EX-101.SCH
<SEQUENCE>6
<FILENAME>schl-20251201.xsd
<DESCRIPTION>XBRL TAXONOMY EXTENSION SCHEMA
<TEXT>
<XBRL>
<?xml version="1.0" encoding="us-ascii"?>
<!-- DFIN - https://www.dfinsolutions.com/ -->
<!-- CTU Version: Release 2512 Build:20250722.1 -->
<!-- Creation date: 12/5/2025 10:53:47 PM Eastern Time -->
<!-- Copyright (c) 2025 Donnelley Financial Solutions, Inc. All Rights Reserved. -->
<xsd:schema
  xmlns:nonnum="http://www.xbrl.org/dtr/type/non-numeric"
  xmlns:num="http://www.xbrl.org/dtr/type/numeric"
  xmlns:us-types="http://fasb.org/us-types/2025"
  xmlns:schl="http://www.scholastic.com/20251201"
  xmlns:dei="http://xbrl.sec.gov/dei/2025"
  xmlns:xbrli="http://www.xbrl.org/2003/instance"
  xmlns:link="http://www.xbrl.org/2003/linkbase"
  xmlns:xlink="http://www.w3.org/1999/xlink"
  xmlns:xbrldt="http://xbrl.org/2005/xbrldt"
  attributeFormDefault="unqualified"
  elementFormDefault="qualified"
  targetNamespace="http://www.scholastic.com/20251201"
  xmlns:xsd="http://www.w3.org/2001/XMLSchema">
    <xsd:import schemaLocation="http://www.xbrl.org/2003/xbrl-instance-2003-12-31.xsd" namespace="http://www.xbrl.org/2003/instance" />
    <xsd:import schemaLocation="http://www.xbrl.org/2003/xbrl-linkbase-2003-12-31.xsd" namespace="http://www.xbrl.org/2003/linkbase" />
    <xsd:import schemaLocation="https://xbrl.sec.gov/dei/2025/dei-2025.xsd" namespace="http://xbrl.sec.gov/dei/2025" />
    <xsd:import schemaLocation="http://www.xbrl.org/dtr/type/numeric-2009-12-16.xsd" namespace="http://www.xbrl.org/dtr/type/numeric" />
    <xsd:import schemaLocation="http://www.xbrl.org/dtr/type/nonNumeric-2009-12-16.xsd" namespace="http://www.xbrl.org/dtr/type/non-numeric" />
    <xsd:import schemaLocation="https://xbrl.sec.gov/naics/2025/naics-2025.xsd" namespace="http://xbrl.sec.gov/naics/2025" />
    <xsd:import schemaLocation="http://www.xbrl.org/2005/xbrldt-2005.xsd" namespace="http://xbrl.org/2005/xbrldt" />
  <xsd:annotation>
    <xsd:appinfo>
      <link:linkbaseRef xlink:arcrole="http://www.w3.org/1999/xlink/properties/linkbase" xlink:href="schl-20251201_lab.xml" xlink:role="http://www.xbrl.org/2003/role/labelLinkbaseRef" xlink:title="Label Links, all" xlink:type="simple" />
      <link:linkbaseRef xlink:arcrole="http://www.w3.org/1999/xlink/properties/linkbase" xlink:href="schl-20251201_pre.xml" xlink:role="http://www.xbrl.org/2003/role/presentationLinkbaseRef" xlink:title="Presentation Links, all" xlink:type="simple" />
      <link:roleType roleURI="http://www.scholastic.com//20251201/taxonomy/role/DocumentDocumentAndEntityInformation" id="Role_DocumentDocumentAndEntityInformation">
        <link:definition>100000 - Document - Document and Entity Information</link:definition>
        <link:usedOn>link:calculationLink</link:usedOn>
        <link:usedOn>link:presentationLink</link:usedOn>
        <link:usedOn>link:definitionLink</link:usedOn>
      </link:roleType>
    </xsd:appinfo>
  </xsd:annotation>
</xsd:schema>
</XBRL>
</TEXT>
</DOCUMENT>
<DOCUMENT>
<TYPE>EX-101.LAB
<SEQUENCE>7
<FILENAME>schl-20251201_lab.xml
<DESCRIPTION>XBRL TAXONOMY EXTENSION LABEL LINKBASE
<TEXT>
<XBRL>
<?xml version="1.0" encoding="us-ascii" standalone="yes"?>
<!-- DFIN - https://www.dfinsolutions.com/ -->
<!-- CTU Version: Release 2512 Build:20250722.1 -->
<!-- Creation date: 12/5/2025 10:53:47 PM Eastern Time -->
<!-- Copyright (c) 2025 Donnelley Financial Solutions, Inc. All Rights Reserved. -->
<link:linkbase
  xmlns:link="http://www.xbrl.org/2003/linkbase"
  xmlns:xlink="http://www.w3.org/1999/xlink"
  xmlns:xsi="http://www.w3.org/2001/XMLSchema-instance"
  xsi:schemaLocation="http://www.xbrl.org/2003/linkbase http://www.xbrl.org/2003/xbrl-linkbase-2003-12-31.xsd">
  <link:labelLink xlink:role="http://www.xbrl.org/2003/role/link" xlink:type="extended">
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_CoverAbstract" xlink:type="locator" xlink:label="dei_CoverAbstract" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_CoverAbstract" xlink:to="dei_CoverAbstract_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_CoverAbstract_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Cover [Abstract]</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_CoverAbstract_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Cover [Abstract]</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_EntityRegistrantName" xlink:type="locator" xlink:label="dei_EntityRegistrantName" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityRegistrantName" xlink:to="dei_EntityRegistrantName_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_EntityRegistrantName_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Entity Registrant Name</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_EntityRegistrantName_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Entity Registrant Name</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_AmendmentFlag" xlink:type="locator" xlink:label="dei_AmendmentFlag" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_AmendmentFlag" xlink:to="dei_AmendmentFlag_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_AmendmentFlag_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Amendment Flag</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_AmendmentFlag_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Amendment Flag</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_EntityCentralIndexKey" xlink:type="locator" xlink:label="dei_EntityCentralIndexKey" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityCentralIndexKey" xlink:to="dei_EntityCentralIndexKey_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_EntityCentralIndexKey_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Entity Central Index Key</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_EntityCentralIndexKey_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Entity Central Index Key</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_DocumentType" xlink:type="locator" xlink:label="dei_DocumentType" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_DocumentType" xlink:to="dei_DocumentType_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_DocumentType_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Document Type</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_DocumentType_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Document Type</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_DocumentPeriodEndDate" xlink:type="locator" xlink:label="dei_DocumentPeriodEndDate" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_DocumentPeriodEndDate" xlink:to="dei_DocumentPeriodEndDate_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_DocumentPeriodEndDate_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Document Period End Date</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_DocumentPeriodEndDate_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Document Period End Date</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_EntityIncorporationStateCountryCode" xlink:type="locator" xlink:label="dei_EntityIncorporationStateCountryCode" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityIncorporationStateCountryCode" xlink:to="dei_EntityIncorporationStateCountryCode_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_EntityIncorporationStateCountryCode_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Entity Incorporation State Country Code</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_EntityIncorporationStateCountryCode_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Entity Incorporation State Country Code</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_EntityFileNumber" xlink:type="locator" xlink:label="dei_EntityFileNumber" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityFileNumber" xlink:to="dei_EntityFileNumber_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_EntityFileNumber_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Entity File Number</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_EntityFileNumber_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Entity File Number</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_EntityTaxIdentificationNumber" xlink:type="locator" xlink:label="dei_EntityTaxIdentificationNumber" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityTaxIdentificationNumber" xlink:to="dei_EntityTaxIdentificationNumber_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_EntityTaxIdentificationNumber_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Entity Tax Identification Number</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_EntityTaxIdentificationNumber_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Entity Tax Identification Number</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_EntityAddressAddressLine1" xlink:type="locator" xlink:label="dei_EntityAddressAddressLine1" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityAddressAddressLine1" xlink:to="dei_EntityAddressAddressLine1_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_EntityAddressAddressLine1_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Entity Address, Address Line One</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_EntityAddressAddressLine1_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Entity Address, Address Line One</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_EntityAddressCityOrTown" xlink:type="locator" xlink:label="dei_EntityAddressCityOrTown" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityAddressCityOrTown" xlink:to="dei_EntityAddressCityOrTown_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_EntityAddressCityOrTown_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Entity Address, City or Town</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_EntityAddressCityOrTown_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Entity Address, City or Town</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_EntityAddressStateOrProvince" xlink:type="locator" xlink:label="dei_EntityAddressStateOrProvince" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityAddressStateOrProvince" xlink:to="dei_EntityAddressStateOrProvince_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_EntityAddressStateOrProvince_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Entity Address, State or Province</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_EntityAddressStateOrProvince_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Entity Address, State or Province</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_EntityAddressPostalZipCode" xlink:type="locator" xlink:label="dei_EntityAddressPostalZipCode" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityAddressPostalZipCode" xlink:to="dei_EntityAddressPostalZipCode_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_EntityAddressPostalZipCode_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Entity Address, Postal Zip Code</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_EntityAddressPostalZipCode_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Entity Address, Postal Zip Code</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_CityAreaCode" xlink:type="locator" xlink:label="dei_CityAreaCode" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_CityAreaCode" xlink:to="dei_CityAreaCode_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_CityAreaCode_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">City Area Code</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_CityAreaCode_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">City Area Code</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_LocalPhoneNumber" xlink:type="locator" xlink:label="dei_LocalPhoneNumber" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_LocalPhoneNumber" xlink:to="dei_LocalPhoneNumber_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_LocalPhoneNumber_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Local Phone Number</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_LocalPhoneNumber_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Local Phone Number</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_WrittenCommunications" xlink:type="locator" xlink:label="dei_WrittenCommunications" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_WrittenCommunications" xlink:to="dei_WrittenCommunications_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_WrittenCommunications_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Written Communications</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_WrittenCommunications_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Written Communications</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_SolicitingMaterial" xlink:type="locator" xlink:label="dei_SolicitingMaterial" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_SolicitingMaterial" xlink:to="dei_SolicitingMaterial_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_SolicitingMaterial_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Soliciting Material</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_SolicitingMaterial_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Soliciting Material</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_PreCommencementTenderOffer" xlink:type="locator" xlink:label="dei_PreCommencementTenderOffer" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_PreCommencementTenderOffer" xlink:to="dei_PreCommencementTenderOffer_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_PreCommencementTenderOffer_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Pre Commencement Tender Offer</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_PreCommencementTenderOffer_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Pre Commencement Tender Offer</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_PreCommencementIssuerTenderOffer" xlink:type="locator" xlink:label="dei_PreCommencementIssuerTenderOffer" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_PreCommencementIssuerTenderOffer" xlink:to="dei_PreCommencementIssuerTenderOffer_lbl" />
    <link:label xml:lang="en-US" xlink:label="dei_PreCommencementIssuerTenderOffer_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Pre Commencement Issuer Tender Offer</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_PreCommencementIssuerTenderOffer_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Pre Commencement Issuer Tender Offer</link:label>
    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_Security12bTitle" xlink:type="locator" xlink:label="dei_Security12bTitle" />
    <link:labelArc xlink:type="arc" xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_Security12bTitle" xlink:to="dei_Security12bTitle_lbl" />
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    <link:label xml:lang="en-US" xlink:label="dei_EntityEmergingGrowthCompany_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label">Entity Emerging Growth Company</link:label>
    <link:label xml:lang="en-US" xlink:label="dei_EntityEmergingGrowthCompany_lbl" xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/terseLabel">Entity Emerging Growth Company</link:label>
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<DOCUMENT>
<TYPE>EX-101.PRE
<SEQUENCE>8
<FILENAME>schl-20251201_pre.xml
<DESCRIPTION>XBRL TAXONOMY EXTENSION PRESENTATION LINKBASE
<TEXT>
<XBRL>
<?xml version="1.0" encoding="us-ascii" standalone="yes"?>
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    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_EntityAddressAddressLine1" xlink:type="locator" xlink:label="dei_EntityAddressAddressLine1" />
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    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_EntityAddressCityOrTown" xlink:type="locator" xlink:label="dei_EntityAddressCityOrTown" />
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    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_EntityAddressStateOrProvince" xlink:type="locator" xlink:label="dei_EntityAddressStateOrProvince" />
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    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_PreCommencementIssuerTenderOffer" xlink:type="locator" xlink:label="dei_PreCommencementIssuerTenderOffer" />
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    <link:loc xlink:href="https://xbrl.sec.gov/dei/2025/dei-2025.xsd#dei_Security12bTitle" xlink:type="locator" xlink:label="dei_Security12bTitle" />
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</DOCUMENT>
<DOCUMENT>
<TYPE>XML
<SEQUENCE>10
<FILENAME>R1.htm
<DESCRIPTION>IDEA: XBRL DOCUMENT
<TEXT>
<html>
<head>
<title></title>
<link rel="stylesheet" type="text/css" href="include/report.css">
<script type="text/javascript" src="Show.js">/* Do Not Remove This Comment */</script><script type="text/javascript">
							function toggleNextSibling (e) {
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							e.nextSibling.style.display='block';
							} else { e.nextSibling.style.display='none'; }
							}</script>
</head>
<body>
<span style="display: none;">v3.25.3</span><table class="report" border="0" cellspacing="2" id="id2">
<tr>
<th class="tl" colspan="1" rowspan="1"><div style="width: 200px;"><strong>Document and Entity Information<br></strong></div></th>
<th class="th"><div>Dec. 01, 2025</div></th>
</tr>
<tr class="re">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_CoverAbstract', window );"><strong>Cover [Abstract]</strong></a></td>
<td class="text">&#160;<span></span>
</td>
</tr>
<tr class="ro">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_EntityRegistrantName', window );">Entity Registrant Name</a></td>
<td class="text">SCHOLASTIC CORP<span></span>
</td>
</tr>
<tr class="re">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_AmendmentFlag', window );">Amendment Flag</a></td>
<td class="text">false<span></span>
</td>
</tr>
<tr class="ro">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_EntityCentralIndexKey', window );">Entity Central Index Key</a></td>
<td class="text">0000866729<span></span>
</td>
</tr>
<tr class="re">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_DocumentType', window );">Document Type</a></td>
<td class="text">8-K<span></span>
</td>
</tr>
<tr class="ro">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_DocumentPeriodEndDate', window );">Document Period End Date</a></td>
<td class="text">Dec.  01,  2025<span></span>
</td>
</tr>
<tr class="re">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_EntityIncorporationStateCountryCode', window );">Entity Incorporation State Country Code</a></td>
<td class="text">DE<span></span>
</td>
</tr>
<tr class="ro">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_EntityFileNumber', window );">Entity File Number</a></td>
<td class="text">000-19860<span></span>
</td>
</tr>
<tr class="re">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_EntityTaxIdentificationNumber', window );">Entity Tax Identification Number</a></td>
<td class="text">13-3385513<span></span>
</td>
</tr>
<tr class="ro">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_EntityAddressAddressLine1', window );">Entity Address, Address Line One</a></td>
<td class="text">557 Broadway<span></span>
</td>
</tr>
<tr class="re">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_EntityAddressCityOrTown', window );">Entity Address, City or Town</a></td>
<td class="text">New York<span></span>
</td>
</tr>
<tr class="ro">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_EntityAddressStateOrProvince', window );">Entity Address, State or Province</a></td>
<td class="text">NY<span></span>
</td>
</tr>
<tr class="re">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_EntityAddressPostalZipCode', window );">Entity Address, Postal Zip Code</a></td>
<td class="text">10012<span></span>
</td>
</tr>
<tr class="ro">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_CityAreaCode', window );">City Area Code</a></td>
<td class="text">212<span></span>
</td>
</tr>
<tr class="re">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_LocalPhoneNumber', window );">Local Phone Number</a></td>
<td class="text">343-6100<span></span>
</td>
</tr>
<tr class="ro">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_WrittenCommunications', window );">Written Communications</a></td>
<td class="text">false<span></span>
</td>
</tr>
<tr class="re">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_SolicitingMaterial', window );">Soliciting Material</a></td>
<td class="text">false<span></span>
</td>
</tr>
<tr class="ro">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_PreCommencementTenderOffer', window );">Pre Commencement Tender Offer</a></td>
<td class="text">false<span></span>
</td>
</tr>
<tr class="re">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_PreCommencementIssuerTenderOffer', window );">Pre Commencement Issuer Tender Offer</a></td>
<td class="text">false<span></span>
</td>
</tr>
<tr class="ro">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_Security12bTitle', window );">Security 12b Title</a></td>
<td class="text">Common Stock, $0.01 par value<span></span>
</td>
</tr>
<tr class="re">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_TradingSymbol', window );">Trading Symbol</a></td>
<td class="text">SCHL<span></span>
</td>
</tr>
<tr class="ro">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_SecurityExchangeName', window );">Security Exchange Name</a></td>
<td class="text">NASDAQ<span></span>
</td>
</tr>
<tr class="re">
<td class="pl" style="border-bottom: 0px;" valign="top"><a class="a" href="javascript:void(0);" onclick="Show.showAR( this, 'defref_dei_EntityEmergingGrowthCompany', window );">Entity Emerging Growth Company</a></td>
<td class="text">false<span></span>
</td>
</tr>
</table>
<div style="display: none;">
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_AmendmentFlag">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>Boolean flag that is true when the XBRL content amends previously-filed or accepted submission.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>No definition available.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_AmendmentFlag</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>xbrli:booleanItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_CityAreaCode">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>Area code of city</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>No definition available.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_CityAreaCode</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>xbrli:normalizedStringItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_CoverAbstract">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>Cover page.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>No definition available.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_CoverAbstract</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>xbrli:stringItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_DocumentPeriodEndDate">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>For the EDGAR submission types of Form 8-K: the date of the report, the date of the earliest event reported; for the EDGAR submission types of Form N-1A: the filing date; for all other submission types: the end of the reporting or transition period. The format of the date is YYYY-MM-DD.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>No definition available.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_DocumentPeriodEndDate</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>xbrli:dateItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_DocumentType">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>The type of document being provided (such as 10-K, 10-Q, 485BPOS, etc). The document type is limited to the same value as the supporting SEC submission type, or the word 'Other'.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>No definition available.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_DocumentType</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>dei:submissionTypeItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_EntityAddressAddressLine1">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>Address Line 1 such as Attn, Building Name, Street Name</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>No definition available.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_EntityAddressAddressLine1</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>xbrli:normalizedStringItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_EntityAddressCityOrTown">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>Name of the City or Town</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>No definition available.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_EntityAddressCityOrTown</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>xbrli:normalizedStringItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_EntityAddressPostalZipCode">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>Code for the postal or zip code</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>No definition available.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_EntityAddressPostalZipCode</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>xbrli:normalizedStringItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_EntityAddressStateOrProvince">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>Name of the state or province.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>No definition available.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_EntityAddressStateOrProvince</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>dei:stateOrProvinceItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_EntityCentralIndexKey">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>A unique 10-digit SEC-issued value to identify entities that have filed disclosures with the SEC. It is commonly abbreviated as CIK.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>Reference 1: http://www.xbrl.org/2003/role/presentationRef<br> -Publisher SEC<br> -Name Exchange Act<br> -Number 240<br> -Section 12<br> -Subsection b-2<br></p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_EntityCentralIndexKey</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>dei:centralIndexKeyItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_EntityEmergingGrowthCompany">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>Indicate if registrant meets the emerging growth company criteria.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>Reference 1: http://www.xbrl.org/2003/role/presentationRef<br> -Publisher SEC<br> -Name Exchange Act<br> -Number 240<br> -Section 12<br> -Subsection b-2<br></p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_EntityEmergingGrowthCompany</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>xbrli:booleanItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_EntityFileNumber">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>Commission file number. The field allows up to 17 characters. The prefix may contain 1-3 digits, the sequence number may contain 1-8 digits, the optional suffix may contain 1-4 characters, and the fields are separated with a hyphen.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>No definition available.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_EntityFileNumber</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>dei:fileNumberItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_EntityIncorporationStateCountryCode">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>Two-character EDGAR code representing the state or country of incorporation.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>No definition available.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_EntityIncorporationStateCountryCode</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>dei:edgarStateCountryItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_EntityRegistrantName">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>The exact name of the entity filing the report as specified in its charter, which is required by forms filed with the SEC.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>Reference 1: http://www.xbrl.org/2003/role/presentationRef<br> -Publisher SEC<br> -Name Exchange Act<br> -Number 240<br> -Section 12<br> -Subsection b-2<br></p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_EntityRegistrantName</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>xbrli:normalizedStringItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_EntityTaxIdentificationNumber">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>The Tax Identification Number (TIN), also known as an Employer Identification Number (EIN), is a unique 9-digit value assigned by the IRS.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>Reference 1: http://www.xbrl.org/2003/role/presentationRef<br> -Publisher SEC<br> -Name Exchange Act<br> -Number 240<br> -Section 12<br> -Subsection b-2<br></p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_EntityTaxIdentificationNumber</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>dei:employerIdItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_LocalPhoneNumber">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>Local phone number for entity.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>No definition available.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ Details</a><div style="display: none;"><table border="0" cellpadding="0" cellspacing="0">
<tr>
<td><strong> Name:</strong></td>
<td style="white-space:nowrap;">dei_LocalPhoneNumber</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
</tr>
<tr>
<td><strong> Data Type:</strong></td>
<td>xbrli:normalizedStringItemType</td>
</tr>
<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
</tr>
<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
</table></div>
</div></td></tr>
</table>
<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_PreCommencementIssuerTenderOffer">
<tr><td class="hide"><a style="color: white;" href="javascript:void(0);" onclick="Show.hideAR();">X</a></td></tr>
<tr><td><div class="body" style="padding: 2px;">
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">- Definition</a><div><p>Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act.</p></div>
<a href="javascript:void(0);" onclick="Show.toggleNext( this );">+ References</a><div style="display: none;"><p>Reference 1: http://www.xbrl.org/2003/role/presentationRef<br> -Publisher SEC<br> -Name Exchange Act<br> -Number 240<br> -Section 13e<br> -Subsection 4c<br></p></div>
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