<SEC-DOCUMENT>0001493152-23-030095.txt : 20230824
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<ACCEPTANCE-DATETIME>20230824160534
ACCESSION NUMBER:		0001493152-23-030095
CONFORMED SUBMISSION TYPE:	8-K
PUBLIC DOCUMENT COUNT:		17
CONFORMED PERIOD OF REPORT:	20230823
ITEM INFORMATION:		Entry into a Material Definitive Agreement
ITEM INFORMATION:		Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant
ITEM INFORMATION:		Regulation FD Disclosure
ITEM INFORMATION:		Financial Statements and Exhibits
FILED AS OF DATE:		20230824
DATE AS OF CHANGE:		20230824

FILER:

	COMPANY DATA:	
		COMPANY CONFORMED NAME:			SINGING MACHINE CO INC
		CENTRAL INDEX KEY:			0000923601
		STANDARD INDUSTRIAL CLASSIFICATION:	PHONOGRAPH RECORDS & PRERECORDED AUDIO TAPES & DISKS [3652]
		IRS NUMBER:				953795478
		STATE OF INCORPORATION:			DE
		FISCAL YEAR END:			0331

	FILING VALUES:
		FORM TYPE:		8-K
		SEC ACT:		1934 Act
		SEC FILE NUMBER:	001-41405
		FILM NUMBER:		231202183

	BUSINESS ADDRESS:	
		STREET 1:		6301 NW 5TH WAY, STE 2900
		CITY:			FORT LAUDERDALE
		STATE:			FL
		ZIP:			33309
		BUSINESS PHONE:		(954) 596-1000

	MAIL ADDRESS:	
		STREET 1:		6301 NW 5TH WAY, STE 2900
		CITY:			FORT LAUDERDALE
		STATE:			FL
		ZIP:			33309
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<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt"></p>

<!-- Field: Rule-Page --><div style="margin-top: 0pt; margin-bottom: 0pt; width: 100%"><div style="border-top: Black 4pt solid; border-bottom: Black 1.5pt solid; font-size: 1pt">&#160;</div></div><!-- Field: /Rule-Page -->

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt"></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 18pt"><b>UNITED
STATES</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 18pt"><b>SECURITIES
AND EXCHANGE COMMISSION</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 12pt"><b>Washington,
D.C. 20549</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 18pt"><b>FORM
<span id="xdx_901_edei--DocumentType_c20230823__20230823_zNyZJbPdQW64"><ix:nonNumeric contextRef="AsOf2023-08-23" name="dei:DocumentType">8-K</ix:nonNumeric></span></b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>CURRENT
REPORT</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>Pursuant
to Section 13 or 15(d) of the Securities Exchange Act of 1934</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Date
of Report (Date of earliest event reported): <span id="xdx_90C_edei--DocumentPeriodEndDate_c20230823__20230823_zfWjVmc30Dre"><ix:nonNumeric contextRef="AsOf2023-08-23" format="ixt:datemonthdayyearen" name="dei:DocumentPeriodEndDate">August 23, 2023</ix:nonNumeric></span></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 18pt"><b><span>THE
SINGING MACHINE COMPANY, INC.</span></b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">(Exact
name of registrant as specified in charter)</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

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    <p style="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">of
    incorporation)</span></p></td>
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    Number)</span></p></td>
    <td style="font: 10pt Times New Roman, Times, Serif; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
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                                            Employer</span></p>
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<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b><span id="xdx_90E_edei--EntityAddressAddressLine1_c20230823__20230823_zVzvpPFoTfLd"><ix:nonNumeric contextRef="AsOf2023-08-23" name="dei:EntityAddressAddressLine1">6301
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<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b><span id="xdx_908_edei--EntityAddressCityOrTown_c20230823__20230823_zM9oSbojmPpb"><ix:nonNumeric contextRef="AsOf2023-08-23" name="dei:EntityAddressCityOrTown">Fort
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<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">(Address
of principal executive offices) (Zip Code)</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b><span id="xdx_905_edei--CityAreaCode_c20230823__20230823_zwfkZrsRFsOj"><ix:nonNumeric contextRef="AsOf2023-08-23" name="dei:CityAreaCode">(954)</ix:nonNumeric></span>
<span id="xdx_90B_edei--LocalPhoneNumber_c20230823__20230823_zHFOpDvCYwEa"><ix:nonNumeric contextRef="AsOf2023-08-23" name="dei:LocalPhoneNumber">596-1000</ix:nonNumeric></span></b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">(Registrant&#8217;s
telephone number, including area code)</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Check
the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under
any of the following provisions (<span style="text-decoration: underline">see</span> General Instruction A.2. below):</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<table cellspacing="0" cellpadding="0" style="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
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    communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)</span></td></tr>
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    <td style="font: 10pt Times New Roman, Times, Serif; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td></tr>
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    material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)</span></td></tr>
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    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td></tr>
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    <td style="font: 10pt Times New Roman, Times, Serif; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Pre-commencement
    communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))</span></td></tr>
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    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td></tr>
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    <td style="font: 10pt Times New Roman, Times, Serif; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Pre-commencement
    communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))</span></td></tr>
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<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Securities
registered pursuant to Section 12(b) of the Act:</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

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    <td style="font: 10pt Times New Roman, Times, Serif; width: 2%; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
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    of each exchange on which registered</b></span></td></tr>
  <tr style="font: 10pt Times New Roman, Times, Serif; vertical-align: top; background-color: White">
    <td style="font: 10pt Times New Roman, Times, Serif; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><span id="xdx_907_edei--Security12bTitle_c20230823__20230823_zSpDbjJkkKV9"><ix:nonNumeric contextRef="AsOf2023-08-23" name="dei:Security12bTitle">Common
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    <td style="font: 10pt Times New Roman, Times, Serif; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><span>The
    <span id="xdx_900_edei--SecurityExchangeName_c20230823__20230823_zNZpZYxMBKYi"><ix:nonNumeric contextRef="AsOf2023-08-23" format="ixt-sec:exchnameen" name="dei:SecurityExchangeName">Nasdaq</ix:nonNumeric></span> Stock Market LLC (The Nasdaq Capital Market)</span></span></td></tr>
  </table>
<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Indicate
by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (&#167;230.405
of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (&#167; 240.12b-2 of this chapter).</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Emerging
growth <span id="xdx_908_edei--EntityEmergingGrowthCompany_c20230823__20230823_zMUC5JTP86Ib"><ix:nonNumeric contextRef="AsOf2023-08-23" format="ixt:booleanfalse" name="dei:EntityEmergingGrowthCompany">&#9744;</ix:nonNumeric></span></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">If
an emerging growth company, indicate by check mart if the registrant has elected not to use the extended transition period for complying
with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. &#9744;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"></span></p>

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<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>


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    <div style="break-before: page; margin-top: 6pt; margin-bottom: 0pt"><p style="margin: 0pt">&#160;</p></div>
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<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>&#160;</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>Item
1.01 Entry into a Material Definitive Agreement.</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; color: #212529"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>&#160;</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; background-color: white"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">On
August 23, 2023, MICS Nomad, LLC (&#8220;Mics NY&#8221;), a wholly owned, indirect subsidiary of The Singing Machine Company, Inc. (the
&#8220;Company&#8221;), entered into an Agreement of Lease (the &#8220;Lease Agreement&#8221;) with OAC 111 Flatiron, LLC and OAC Adelphi,
LLC (the &#8220;Landlord&#8221;), pursuant to which Mics NY agreed to lease approximately 10,000 square feet of ground floor retail space
and a portion of the basement underneath the ground floor retail space in the property located at 111 West 24<sup>th</sup> Street, New
York, New York (the &#8220;Premises&#8221;). Mics NY intends to use the Premises as a new karaoke venue, offering immersive karaoke technology
and audio-visual capabilities, with restaurant and bar offerings.</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; background-color: white"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">The
term of the Lease Agreement is for fifteen (15) years, or on such earlier date upon which the term shall expire, be canceled or terminated
pursuant to any of the conditions or covenants of the Lease Agreement.</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; background-color: white"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Pursuant
to the Lease Agreement, Mics NY is obligated to pay an initial fixed annual rent (the &#8220;Fixed Annual Rent&#8221;) of $360,000 annually,
beginning August 1, 2024, with scheduled increases over the term, as set forth in the Lease Agreement, in equal monthly installments
in advance on the first (1st) day of each calendar month during the term, except that the eleventh (11th) monthly installment of Fixed
Annual Rent (in the amount of $30,000.00), was due and paid upon execution of the Lease Agreement.</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; background-color: white"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; background-color: white"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">In
connection with the execution of the Lease Agreement, the Company entered into a Full Lease Guaranty (the &#8220;Guaranty&#8221;) with
the Landlord under which the Company guaranteed that all sums of whatever character stated in the Lease Agreement to be payable will
be promptly paid in full when due and guaranteed the performance by Mics NY of all of the terms, conditions, covenants and agreements
of the Lease Agreement.</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; background-color: white"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt; background-color: white">The
foregoing descriptions of the Lease Agreement and the Guaranty do not purport to be complete and are qualified in their entirety by reference
to their respective forms which are annexed hereto as Exhibits 10.1 and 10.2, respectively, to this Current Report on Form 8-K and are
incorporated herein by reference. The foregoing does not purport to be a complete description of the rights and obligations of the parties
thereunder and such descriptions are qualified in their entirety by reference to such exhibits.</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>Item
2.03 Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant.</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">The
information contained in Item 1.01 of this Current Report on Form 8-K is incorporated herein by reference to this Item 2.03.</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>Item
7.01 Regulation FD Disclosure.</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>&#160;</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; background-color: white"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">On
August 24, 2023, the Company issued a press release announcing the execution of the Lease Agreement. A copy of this press release is
furnished herewith as Exhibit 99.1 and is incorporated by reference herein.</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; background-color: white"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; background-color: white"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">In
accordance with General Instruction B.2 of Form 8-K, the information under this item shall not be deemed filed for purposes of Section
18 of the Securities Exchange Act of 1934, as amended, nor shall such information be deemed incorporated by reference in any filing under
the Securities Act of 1933, as amended, except as shall be expressly set forth by specific reference in such a filing. This report will
not be deemed an admission as to the materiality of any information required to be disclosed solely to satisfy the requirements of Regulation
FD.</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; background-color: white"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; background-color: white"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">The
Securities and Exchange Commission encourages registrants to disclose forward-looking information so that investors can better
understand the future prospects of a registrant and make informed investment decisions. This Current Report on Form 8-K and exhibits
may contain these types of statements, which are &#8220;forward-looking statements&#8221; within the meaning of the Private
Securities Litigation Reform Act of 1995, and which involve risks, uncertainties and reflect the Registrant&#8217;s judgment as of
the date of this Current Report on Form 8-K. Forward-looking statements may relate to, among other things, operating results and are
indicated by words or phrases such as &#8220;expects,&#8221; &#8220;should,&#8221; &#8220;will,&#8221; and similar words or phrases.
These statements are subject to inherent uncertainties and risks that could cause actual results to differ materially from those
anticipated at the date of this Current Report on Form 8-K. Investors are cautioned not to rely unduly on forward-looking statements
when evaluating the information presented within.</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>&#160;</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; color: #212529"></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>Item
9.01 Financial Statements and Exhibits.</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; text-indent: 0.5in"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">(d)
<span style="text-decoration: underline">Exhibits</span></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<table cellspacing="0" cellpadding="0" style="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
  <tr style="font: 10pt Times New Roman, Times, Serif">
    <td style="border-bottom: black 1.5pt solid; font: 10pt Times New Roman, Times, Serif; vertical-align: top; width: 0.75in"><p style="margin-top: 0; margin-bottom: 0"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>Exhibit
                                                                                                                               No.</b></span></p></td>
    <td style="font: 10pt Times New Roman, Times, Serif; vertical-align: top; width: 0.1in"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="border-bottom: black 1.5pt solid; font: 10pt Times New Roman, Times, Serif; text-align: justify; vertical-align: bottom"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>Description</b></span></td></tr>
  <tr style="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td></tr>
  <tr style="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">10.1*</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif; text-align: justify"><a href="ex10-1.htm"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Agreement of Lease by and between MICS Nomad, LLC and OAC 111 Flatiron, LLC and OAC Adelphi, LLC, dated August 1, 2023</span></a></td></tr>
  <tr style="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">10.2</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><a href="ex10-2.htm">Full
    Lease Guaranty by The Singing Machine Company, Inc. in favor of OAC 111 Flatiron, LLC and OAC Adelphi, LLC, dated August 23,
    2023</a></span></td></tr>
  <tr style="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">99.1</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><a href="ex99-1.htm">Press Release, issued by the Company on August 24, 2023</a></span></td></tr>
  <tr style="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">101</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Pursuant
    to Rule 406 of Regulation S-T, the cover page is formatted in Inline XBRL (Inline eXtensible Business Reporting Language).</span></td></tr>
  <tr style="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">104</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Cover
    Page Interactive Data File (embedded within the Inline XBRL document and included in Exhibit 101).</span></td></tr>
  </table>
<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center">&#160;</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0; text-align: justify">* Certain schedules and exhibits have been omitted
pursuant to Items 601(a)(5) and 601(b)(2) of Regulation S-K. The Company will furnish supplementally a copy of any omitted schedule or
exhibit to the Securities and Exchange Commission upon request. The Company may request confidential treatment pursuant to Rule 24b-2
of the Securities Exchange Act of 1934, as amended, for any schedules or exhibits so furnished.</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>


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<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; color: #212529"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>&#160;</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>SIGNATURE</b></span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; text-indent: 0.5in"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">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.</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Date:
August 24, 2023</span></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>

<table cellspacing="0" cellpadding="0" style="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
  <tr style="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td colspan="2" style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><b>THE
    SINGING MACHINE COMPANY, INC.</b></span></td></tr>
  <tr style="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <td style="font: 10pt Times New Roman, Times, Serif; width: 50%"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif; width: 3%"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif; width: 47%"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td></tr>
  <tr style="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">By:&#160;</span></td>
    <td style="border-bottom: black 1.5pt solid; font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt"><i>/s/
    Gary Atkinson</i></span></td></tr>
  <tr style="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Gary
    Atkinson</span></td></tr>
  <tr style="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></td>
    <td style="font: 10pt Times New Roman, Times, Serif"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">Chief
    Executive Officer</span></td></tr>
  </table>
<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><span style="font-family: Times New Roman, Times, Serif; font-size: 10pt">&#160;</span></p>


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<TYPE>EX-10.1
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     <TITLE></TITLE>
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<BODY STYLE="font: 10pt Times New Roman, Times, Serif">

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: right"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Exhibit 10.1</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-right: 0pt; margin-top: 0pt; margin-bottom: 0pt; text-align: center"></P>

<!-- Field: Rule-Page --><DIV STYLE="margin-left: auto; margin-right: auto; width: 50%"><DIV STYLE="font-size: 1pt; border-top: Black 1.5pt solid">&nbsp;</DIV></DIV><!-- Field: /Rule-Page -->

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-right: 0pt; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">AGREEMENT OF LEASE</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">between</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">OAC 111 FLATIRON, LLC</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">OAC ADELPHI, LLC</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Landlord</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">and</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="margin-right: 0pt; font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">MICS NOMAD LLC</P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font: normal 10pt Times New Roman, Times, Serif">&nbsp;</FONT></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Tenant</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Dated as of August 1, 2023</B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B>&nbsp;</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-right: 0pt; margin-top: 0pt; margin-bottom: 0pt; text-align: center"></P>

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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-right: 0pt; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">LEASE</B> (this &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Lease</U>&rdquo;)
made as of the 1st day of August, 2023 between OAC 111 Flatiron, LLC and OAC Adelphi, LLC having an office at 894 Avenue of the Americas,
Suite 600, New York, New York 10001, hereinafter collectively referred to as &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Landlord</U>&rdquo;, and MICS Nomad LLC d/b/a Mics
NY], a Delaware limited liability company having an office at 6301 NW 5th Way, Suite 2900, Fort Lauderdale, FL 33309, hereinafter referred
to as &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Tenant</U>&rdquo;.</P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">W I T N E S S E T H</U></B></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">Landlord and Tenant, in consideration
of the mutual agreements herein contained and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged,
hereby covenant and agree as follows:</P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="margin-right: 0pt; font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
1</FONT></P>

<P STYLE="margin-right: 0pt; font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="margin-right: 0pt; font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>PREMISES
AND PURPOSE</U></P>

<P STYLE="margin-right: 0pt; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">1.01 Landlord hereby leases and
demises to Tenant, and Tenant hereby hires and takes from Landlord, those certain premises located on and comprising of Ground Floor Retail
Space and Portion of the Basement underneath the Ground Floor Retail Space, as shown hatched on the floor plan annexed hereto as Exhibit
&ldquo;A&rdquo; (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Premises</U>&rdquo;) in the building located at 111 West 24th Street, New York, New York (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Building</U>&rdquo;)
subject to the provisions of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">1.02 The Premises shall be used
and occupied as a Full Service Restaurant and Bar (including both sit-down and take-out service) offering a Karaoke experience, with multiple
individual rooms which may be rented for parties, or full Premises rental for parties, and/or social events ancillary to said use (including,
without limit, live bands and dance parties), and for no other purpose (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Permitted Use</U>&rdquo;). The portion of the Premises
consisting of the Portion of the Basement Space shall be exclusive to Tenant, and may not be used by any other tenants in the Building.
Tenant&rsquo;s use of the Premises shall be permitted during the hours of 6:00 p.m. to 2:00 a.m. Sunday through Saturday and such other
hours as agreed to by the parties in writing, in advance.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">1.03 Neither the halls, corridors,
stairways or any other portion of the Building shall be used by the Tenant or the Tenant&rsquo;s servants, employees, licensees, invitees
or visitors in connection with the aforesaid permitted use or otherwise or so as to knowingly cause any congestion of the public portions
of the Building or the entranceways or roadways adjoining the Building whether by trucking or by the congregating or loitering thereon
of the Tenant and/or the servants, employees, licensees, invitees or visitors of the Tenant. The Tenant is not entitled to the use of
the Building elevator for any purpose, other than to gain access to the Basement, as applicable. The Rules and Regulations for the Building
are attached hereto and made a part hereof as if specifically set forth at length herein.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">1.04 Subject to Tenant&rsquo;s compliance
with applicable Laws (as defined below) and Landlord&rsquo;s prior written approval, which approval shall not be unreasonably withheld,
delayed or conditioned, Tenant shall be permitted to place non-permanent tables and chairs, for Tenant&rsquo;s sole and exclusive use
on the sidewalk immediately adjacent to the Premises for use by Tenant&rsquo;s patrons. Tenant shall present a rendering of the proposed
placement of tables and chairs on the sidewalk for Landlord&rsquo;s consideration and approval. It is agreed and understood that Tenant
shall not be required to pay any additional Rent for its use of the sidewalk.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
2 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>TERM</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">2.01 The Premises are leased for
a term of fifteen (15) years (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Term</U>&rdquo;) which shall commence on August 1, 2023 to Tenant (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Commencement
Date</U>&rdquo;) and shall end on July 31, 2033 (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Expiration Date</U>&rdquo;) or on such earlier date upon which the Term
shall expire, be canceled or terminated pursuant to any of the conditions or covenants of this Lease or pursuant to law.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
3 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>RENT AND ADDITIONAL
RENT</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">3.01 Tenant shall pay fixed annual
rent without electricity (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Fixed Annual Rent</U>&rdquo; or &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Base Rent</U>&rdquo;) at the rates provided for in the
schedule annexed hereto and made a part hereof as &ldquo;Exhibit B&rdquo; in equal monthly installments in advance on the first (1st)
day of each calendar month during the Term, except that the eleventh (11th) monthly installment of Fixed Annual Rent (in the amount of
$30,000.00), shall be paid by Tenant upon its execution of this Lease. All sums other than Fixed Annual Rent payable hereunder shall be
deemed to be &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Additional Rent</U>&rdquo; and shall be payable on demand, unless other payment dates are hereinafter provided.
Tenant shall pay all Fixed Annual Rent and Additional Rent due hereunder at the office of Landlord or such other place as Landlord may
designate, payable in United States legal tender, by cash, or by good and sufficient check drawn on a New York City bank which is a member
of the New York Clearing House or a successor thereto, and without any set off or deduction whatsoever. The term &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Rent</U>&rdquo;
as used in this Lease shall mean Base Rent, Fixed Annual Rent and Additional Rent. Landlord may apply payments made by Tenant towards
the payment of any item of Fixed Annual Rent and/or Additional Rent payable hereunder notwithstanding any designation by Tenant as to
the items against which any such payment should be credited.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">3.02 Subject to the provisions hereof,
if and so long as Tenant is not in default under this Lease, beyond any applicable notice, cure or default period, the first ten (10)
full monthly installments of Fixed Annual Rent accruing under the Lease shall be abated by the sum of $300,000.00 for the months of August,
September, October, November, December 2023 and January, February, March, April and May 2023 (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Abatement</U>&rdquo; or &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Rent
Abatement Period</U>&rdquo;). The Fixed Annual Rent payment due upon execution of this Lease under Par. 3.01 shall be applied towards
the June 2023 Fixed Annual Rent. Anything contained hereinabove to the contrary notwithstanding, if Tenant at any time during the term
of the Lease, breaches any material covenant, condition or provision of the Lease and fails to cure such breach within any applicable
notice, cure or grace period, and provided that the Lease is terminated by Landlord because of such material default, then, in addition
to all other damages and remedies herein provided and to which Landlord may be otherwise entitled, Landlord shall also be entitled to
the repayment in full of all Rent which has theretofore been abated under the provisions of this Lease, which repayment Tenant shall make upon demand therefor.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">3.03 In the event that Tenant vacates prior to the Lease&rsquo;s expiration date as a result of a default hereunder beyond any applicable notice,
grace or cure period, Tenant shall pay the unamortized portion of the Abatement that was conditionally waived and shall forfeit the Security
referenced in Section 31 of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
4 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>ASSIGNMENT/SUBLETTING</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">4.01 If Tenant desires to assign
this Lease or sublet the Premises in part or in its entirety, Tenant shall submit to Landlord a written request for Landlord&rsquo;s consent
to such assignment or subletting, which request shall contain or be accompanied by the following information: (i) the name and address
of the proposed assignee or subtenant; (ii) the terms and conditions of the proposed assignment or subletting; (iii) the nature and character
of the business of the proposed assignee or subtenant and of its proposed use of the Premises; (iv) current financial information for
the proposed assignee or subtenant; (v) a description of the proposed assigned or sublet space and (vi) any other information as Landlord
may reasonably request with respect to the proposed assignee or subtenant.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">4.02 Landlord shall not unreasonably
withhold, condition or delay its consent to the proposed assignment or subletting referred to in Paragraph 4.01 above, provided the proposed
assignment or subletting is in writing and that the following further conditions shall be fulfilled:</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(i) there shall be no default by
Tenant under this Lease beyond the notice, grace or cure period, if any, when (a) Landlord&rsquo;s consent is requested and (b) upon commencement
of the term of any such proposed assignment or sublease;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(ii) there shall be no advertisement
or public communication of any kind whatever relating to the proposed assignment or subletting which mentions or refers to a rental rate
or to any other matter which directly or indirectly might adversely reflect on the dignity or prestige of the Building, provided, however,
the Premises may in all events be listed with a broker for subletting;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(iii) in the case of subletting,
the subletting shall be expressly subject to all of the provisions of this Lease and the obligations of Tenant hereunder and, without
limiting the generality of the foregoing, the sublease shall impose at least the same restrictions and conditions as imposed herein and
shall specifically provide that there shall be no further subletting of the sublet premises;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(iv) any such assignment or subletting
will result in there being no more than two (2) occupants of the Premises;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(v) the proposed assignee or subtenant
shall not be a person then currently negotiating with Landlord for the rental of any space in the Building;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(vi) Landlord shall be furnished
with a duplicate original of the sublease or assignment, within ten (10) days after the date of its execution. Pdf version of the sublease
or assignment shall be deemed an original of the same;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(vii) the proposed assignee or subtenant,
as the case may be, has sufficient net worth and is credit worthy, as determined in Landlord&rsquo;s reasonable discretion and judgment,
and Landlord has been furnished with proof thereof;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(viii) the proposed assignee or
subtenant is engaged in a business, and shall use the Premises in a manner which is in keeping with the standards of the Building;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(ix) the Tenant shall reimburse
Landlord within ten (10) days of receipt of written demand for any reasonable costs, including attorneys&rsquo; fees and disbursements,
actually incurred by Landlord in connection with said assignment or sublease; and</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(x) the written instrument evidencing
the proposed assignment or subletting contains affirmative language whereby the assignee or subtenant acknowledges and agrees that its
interests shall be subject and subordinate to any mortgage on the Building.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">4.03 Notwithstanding anything to
the contrary, no assignment or sublet of this Lease shall be binding upon Landlord, unless Landlord shall receive at least ten (10) days
prior to the effective date of such assignment or sublet (as the case may be): (i) a duplicate original instrument of assignment and assumption
of lease or sublease in form and substance satisfactory to Landlord and duly executed by all parties thereto; (ii) an agreement, in form
and substance reasonably satisfactory to Landlord, duly executed by assignee, whereby assignee shall unconditionally assume observance
and performance of all of the terms and conditions of this Lease on Tenant&rsquo;s part to be observed or performed; and (iii) a guaranty
of Lease by an officer/member of assignee in form and substance reasonably satisfactory to Landlord, substantially similar to the form
of guaranty executed by the guarantor of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">4.04 If this lease be assigned,
whether or not in violation of the terms of this lease, Landlord may collect rent from the assignee. If the Premises or any part thereof
be sublet or be used or occupied by anybody other than Tenant, whether or not in violation of this lease, Landlord may, after default
by Tenant and expiration of Tenant&rsquo;s time to cure such default, if any, collect rent from the subtenant or occupant. In either event,
Landlord may apply the net amount collected to the rent herein reserved, but no such assignment, subletting, occupancy or collection shall
be deemed a waiver of any of the provisions of this Lease or this Article, or the acceptance of the assignee, subtenant or occupant as
a tenant, or a release of Tenant from the further performance by Tenant of Tenant&rsquo;s obligations under this lease. The consent by
Landlord to an assignment or subletting pursuant to any provision of this Lease shall not in any way be considered to relieve Tenant from
obtaining the express prior consent of Landlord to any other or further assignment or subletting. The listing of any name other than that
of Tenant on any door of the demised premises or on any directory or otherwise, shall not operate to vest in the person so named any right
or interest in this Lease or the Premises. Tenant agrees to pay Landlord&rsquo;s reasonable attorneys&rsquo; fees and disbursements in
connection with any proposed assignment of this Lease or any proposed subletting of the demised premises or any part thereof. Neither
any assignment of this Lease, nor any subletting, occupancy or use of the demised premises or any part thereof by any person other than
Tenant, nor any collection of rent by Landlord from any person other than Tenant, nor any application of any such rent as provided in
this Article shall, under any circumstances, relieve, impair, release or discharge Tenant of its obligations fully to perform the terms
of this lease on Tenant&rsquo;s part to be performed.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">4.05 Subject to the terms of paragraph 4.08 herein generally, the transfer of a majority of the issued and outstanding capital stock of any
corporate Tenant, subtenant or permitted assignee of this Lease, the transfer of a majority of the interest in any limited liability company
Tenant, subtenant or permitted assignee, or the transfer of a majority of the interest in any partnership Tenant, subtenant or permitted
assignee, however accomplished, and whether in a single transaction or in a series of related or unrelated transactions, shall be deemed
an assignment of this Lease or such sublease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">4.06 If required by applicable law,
Tenant shall complete, swear to and file any questionnaires, tax returns, affidavits or other documentation which may be required to be
filed (a) with the New York State Department of Taxation and Finance in connection with Article 31-B of the Tax Law of the State of New
York, (b) with the Commissioner of Finance of the City of New York in connection with the New York City Real Property Transfer Tax and
(c) with the appropriate governmental agency in connection with any other tax which may now or hereafter be in effect. Tenant further
agrees to pay any amounts which may be assessed in connection with any of such taxes and to indemnify Landlord against and to hold Landlord
harmless from any claims for payment of such taxes. The provisions of this Article shall survive the expiration or sooner termination
of this lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">4.07 Notwithstanding anything to
the contrary, any act or omission of Tenant&rsquo;s assignee&rsquo;s, subtenants, licensees, invitees, agents, servants, employees, contractors
or sub-contractors which violates any provision or condition set forth in this Lease with which Tenant is required to comply, shall be
deemed a violation of such provision or condition (as the case may be) by both Tenant and such assignees, subtenants, licensees, invitees,
agents, servants, employees, contractors and sub-contractors.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">4.08.
Notwithstanding anything to the contrary set forth herein, and without Landlord&rsquo;s consent, Tenant may assign this Lease and/or sublet
the Premises or any portion thereof, to any corporation or other business entity which controls, are controlled by, or are under common
control with Tenant (collectively, &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Related Corporation</U>&rdquo;) and/or to a successor corporation, as hereinafter, defined,
to be used in compliance with Tenant&rsquo;s Permitted Use, provided that (i) Tenant shall not then be in default beyond any applicable
notice, grace or cure period, (ii) prior to such assignment or subletting, Tenant furnishes Landlord with the name of any such Related
Corporation or successor corporation, together with the written certification of Tenant that such entity is a Related Corporation or successor
corporation of Tenant, (iii) as of the date of such assignment or sublease, the Related Corporation or successor corporation has the reasonable
financial ability to perform all obligations with respect to the Lease, (iv) the Related Corporation or successor corporation continues
to operate Tenant&rsquo;s business in accordance with the Permitted Use hereunder, and (v) the Related Corporation or successor corporation
executes an instrument of assignment or sublease in form and substance reasonably satisfactory to Landlord, duly executed by Tenant and
the Related Corporation or successor corporation, whereby the Related Corporation or successor corporation shall unconditionally assume
observance and performance of all of the terms and conditions of this Lease on Tenant&rsquo;s part to be observed or performed. For the
purposes hereof, &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">control</U>&rdquo; shall be deemed to mean ownership of not less than fifty-one percent (51%) of all of the
voting stock of such corporation or not less than fifty-one percent (51%) of all of the legal and equitable interest in any other business
entities.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">As used herein,
&ldquo;successor corporation&rdquo; shall mean (i) a corporation or other business entity into which or with which Tenant its corporate
successors or assigns, is merged or consolidated, in accordance with applicable statutory provisions for the merger or consolidation of
corporations, provided that by operation of law or by effective provisions contained in the instruments of merger or consolidation, the
liabilities of the corporations participating in such merger or consolidation are assumed by the corporation surviving such merger or
consolidation, or (ii) a corporation or other business entity acquiring this Lease and the term hereof and the estate hereby granted,
the goodwill and all or substantially all of the other property and assets (other than capital stock of such acquiring corporation) of
Tenant its corporate successors or assigns, and assuming all or substantially all of the liabilities of Tenant, its corporate successors
and assigns, or (iii) any corporate successor to a successor corporation becoming such by either of the methods described in subdivisions
(i) and (ii) above; provided that (x) such merger or consolidation, or such acquisition and assumption, as the case may be, is for a good
business purpose and not principally for the purpose of Tenant avoiding its obligations hereunder.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">4.09
In no event shall Tenant be entitled to make, nor shall Tenant make, any claim, and Tenant hereby waives any claim, for money damages
(nor shall Tenant claim any money damages by way of set-off, counterclaim or defense) based upon any claim or assertion by Tenant that
Landlord has unreasonably withheld or unreasonably delayed its consent or approval to a proposed assignment or subletting as provided
for in this Article. Tenant&rsquo;s sole remedy shall be an action or proceeding to enforce any such provision, or for specific performance,
injunction or declaratory judgment.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">4.10 Except for any assignment made
under paragraph 4.08, in the event that Tenant subleases and/or assigns the Premises in part or in its entirety and Tenant realizes any
profit as a result of said sublease or assignment, such profit will be evenly divided (50%-50%) between Tenant and Landlord, after first
deducting the brokerage commissions and disbursements actually incurred by Tenant for such assignment or subletting.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
5 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>DEFAULT</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">5.01 Landlord may terminate this
Lease on seven (7) days&rsquo; notice: (a) if Fixed Annual Rent or Additional Rent is not paid within three (3) days after written notice
from Landlord; or (b) if Tenant shall have failed to cure a default in the performance of any covenant of this Lease (except the payment
of Rent), or any rule or regulation hereinafter set forth, within ten (10) days after written notice thereof from Landlord, or if default
cannot be completely cured in such time, if Tenant shall not promptly proceed to cure such default within said ten (10) days, or shall
not complete the curing of such default with due diligence; or (c) when and to the extent permitted by law, if a petition in bankruptcy
shall be filed by or against Tenant or if Tenant shall make a general assignment for the benefit of creditors, or receive the benefit
of any insolvency or reorganization act; or (d) if a receiver or trustee is appointed for any portion of Tenant&rsquo;s property and such
appointment is not vacated within twenty (20) days; or (e) if an execution or attachment shall be issued under which the Premises shall
be taken or occupied or attempted to be taken or occupied by anyone other than Tenant; or (f) if the Premises become and remain deserted
for a period of ten (10) days, other than due to an event of casualty or termination or as otherwise may be contemplated hereunder; or
(g) intentionally omitted. At the expiration of the seven (7) days&rsquo; notice period, this Lease and any rights of renewal or extension
thereof shall terminate as completely as if that were the date originally fixed for the expiration of the Term of this Lease, but Tenant
shall remain liable as hereinafter provided.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">5.02 In the event that Tenant is
in arrears for Fixed Annual Rent or any item of Additional Rent, Tenant waives its right, if any, to designate the items against which
payments made by Tenant are to be credited and Landlord may apply any payments made by Tenant to any items which Landlord in its sole
discretion may elect irrespective of any designation by Tenant as to the items against which any such payment should be credited.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">5.03 Tenant shall not seek to remove
and/or consolidate any summary proceeding brought by Landlord with any action commenced by Tenant in connection with this Lease or Tenant&rsquo;s
use and/or occupancy of the Premises.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">5.04 In the event of a default by
Landlord hereunder, no property or assets of Landlord, or any principals, shareholders, officers, directors, partners or members of Landlord,
whether disclosed or undisclosed, other than the Building in which the Premises are located and the land upon which the Building is situated,
and the proceeds of either thereof, shall be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant&rsquo;s
remedies under or with respect to this Lease, the relationship of Landlord and Tenant hereunder or Tenant&rsquo;s use and occupancy of
the Premises.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">5.05 If this Lease is terminated
because of Tenant&rsquo;s default hereunder, then, in addition to Landlord&rsquo;s rights of re-entry, restoration, preparation for and
rerental, and anything elsewhere in this Lease to the contrary notwithstanding, all Rent and Additional Rent reserved in this Lease from
the date of such breach to the expiration date of this Lease shall become immediately due and payable to Landlord and Landlord shall retain
its right to judgment on and collection of Tenant&rsquo;s aforesaid obligation to make a single payment to Landlord of a sum equal to
the total of all Rent and Additional Rent reserved for the remainder of the original Term of this Lease discounted at a rate equal to
4%, subject to future credit or repayment to Tenant in the event of any rerenting of the Premises by Landlord, after first deducting from
rerental income all expenses actually incurred by Landlord in reducing to judgment or otherwise collecting Tenant&rsquo;s aforesaid obligation,
and in obtaining possession of, restoring, preparing for and re-letting the Premises. In no event shall Tenant be entitled to a credit
or repayment for rerental income which exceeds the sums payable by Tenant hereunder or which covers a period after the original Term of
this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">5.06 Notwithstanding anything herein
to the contrary contained herein or otherwise, Tenant expressly agrees and acknowledges that in the event any bankruptcy petition shall
be filed by or against Tenant or if Tenant shall make a general assignment for the benefit of creditors, or receive the benefit of any
insolvency or reorganization act is commenced, Landlord, at its sole option, may re-enter and repossess the Premises using self-help,
including without limitation by locking Tenant out of the Premises, using peaceful self-help to reenter and regain possession of the Premises,
interrupting any or all utilities (including without limitation electricity) to the Premises, and posting private security personnel at
the entrance of the Premises to prevent access thereto by Tenant and its employees, agents and invitees, and that no prior or subsequent
court order or court proceedings shall be necessary in connection with Landlord&rsquo;s use of self-help to regain possession. The foregoing
self-help remedy is in addition to, and not in lieu of, and shall not prejudice the other remedies provided elsewhere in this Lease at
law and/or in equity, included, without limitation to the right to seek consequential or liquidated damages when Landlord has a replacement
Tenant waiting to lease the Premises.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">5.07 Notwithstanding anything herein
to the contrary, in the event that Tenant defaults (i) in the payment of Fixed Annual Rent and Additional Rent when due and such default
shall have occurred (a) for two (2) consecutive months or (b) three (3) times in any twelve (12) month period, or (ii) in the performance
of any other term, covenant or obligation under this Lease more than two (2) times in any six (6) month period, then, notwithstanding
that such defaults are cured within the applicable notice and grace periods provided under this Lease, any subsequent default shall be
considered deliberate and Landlord may thereafter serve tenant with a ten (10) day notice to cure or notice of default, and if Tenant
fails to cure its default(s) or fails to diligently begins to cure its default(s), Landlord may thereafter issue a seven (7) day notice
of cancellation or termination of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
6 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>RELETTING, ETC.</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">6.01 If Landlord shall re-enter
the Premises on the default of Tenant, by summary proceedings or otherwise: (a) Landlord may re-let the Premises or any part thereof,
as Tenant&rsquo;s agent, in the name of Landlord, or otherwise, for a term shorter or longer than the balance of the term of this Lease,
and may grant concessions or free rent; (b) Tenant shall pay Landlord any deficiency between the rent hereby reserved and the net amount
of any rents collected by Landlord for the remaining term of this Lease, through such re-letting. Such deficiency shall become due and
payable monthly, as it is determined. Landlord shall have no obligation to re-let the Premises, and its failure or refusal to do so, or
failure to collect rent on re-letting, shall not affect Tenant&rsquo;s liability hereunder. In computing the net amount of rents collected
through such re-letting, Landlord may deduct all expenses actually incurred in obtaining possession or re-letting the Premises, including
legal expenses and fees, brokerage fees, the cost of restoring the Premises to good order, and the cost of all alterations and decorations
deemed necessary by Landlord to effect re-letting. In no event shall Tenant be entitled to a credit or repayment for rerental income which
exceeds the sums payable by Tenant hereunder or which covers a period after the original term of this Lease; (c) Tenant hereby expressly
waives any right of redemption granted by any present or future law. &ldquo;Re-enter&rdquo; and &ldquo;re-entry&rdquo; as used in this
Lease are not restricted to their technical legal meaning. In the event of a breach or threatened breach of any of the covenants or provisions
hereof, Landlord shall have the right of injunctive relief. Mention herein of any particular remedy shall not preclude Landlord from any
other available remedy; (d) Landlord shall recover as liquidated damages, in addition to accrued rent and other charges, if Landlord&rsquo;s
re-entry is the result of Tenant&rsquo;s bankruptcy, insolvency, or reorganization, the full rental for the maximum period allowed by
any act relating to bankruptcy, insolvency or reorganization.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">6.02 If Landlord
re-enters the Premises for any cause, or if Tenant abandons the Premises, or after the expiration of the term of this Lease, any
property left in the Premises by Tenant shall be deemed to have been abandoned by Tenant, and, subject to the rights of any
equipment financing lessors of which Landlord has knowledge of, Landlord shall have the right to retain or dispose of such property
in any manner without any obligation to account therefor to Tenant, it being agreed and understood that Tenant shall arrange for any
lien-holder(s) to remove such property from the Premises within thirty (30) days after Landlord&rsquo;s recapture of the Premises.
In the event that any such lien-holder fails and/or refuses to remove said secured property from the Premises within said 30-day
period, then said property shall be deemed to have been abandoned by said lien-holder and Landlord shall be entitled to dispose or
remove said property as Landlord deems, without being held liable for any damages due to Tenant or the lien-holder(s). If Tenant
shall at any time default hereunder beyond any applicable cure, grace or notice period, and if Landlord shall institute an action or
summary proceeding against Tenant based upon such default, then Tenant will reimburse Landlord for the legal expenses and fees
thereby actually incurred by Landlord.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">6.03. Notwithstanding anything to
the contrary contained herein, in no event shall either party be liable to the other for consequential, exemplary, special, or punitive
damages, except for Landlord&rsquo;s right as provided under this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
7 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>LANDLORD MAY CURE
DEFAULTS</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">7.01 If Tenant shall default in
performing any covenant or condition of this Lease, which default continues beyond any applicable notice, cure or grace period, Landlord
may perform the same for the account of Tenant, and if Landlord, in connection therewith, or in connection with any continuing default
by Tenant, makes any reasonable expenditures or incurs any obligations for the payment of money, including but not limited to reasonable
attorney&rsquo;s fees, such sums so paid or obligations incurred shall be deemed to be Additional Rent hereunder, and shall be paid by
Tenant to Landlord within ten (10) days of rendition of any bill or statement therefor, and if Tenant&rsquo;s lease term shall have expired
at the time of the making of such expenditures or incurring of such obligations, such sums shall be recoverable by Landlord as damages.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>


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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
8 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>ALTERATIONS</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">8.01 Tenant shall make no decoration,
alteration, addition or improvement in the Premises, without the prior written consent of Landlord, which consent shall not be unreasonably
withheld, delayed or conditioned, and then only by contractors or mechanics and in such manner and time, and with such materials, as approved
by Landlord, which approval shall not be unreasonably withheld, delayed or conditioned. All alterations, additions or improvements to
the Premises, except movable office furniture and trade equipment installed at the expense of Tenant (including, without limit, kitchen
equipment, such as ovens, and/or refrigeration, and/or freezers (collectively, the &ldquo;Kitchen Equipment&rdquo;), and audio equipment,
including without limit, speakers, subwoofers, loudspeakers, televisions, and/or other audio-visual screens and/or equipment (the &ldquo;Audio
Equipment&rdquo;), which Tenant may elect to remove as of Lease end, in its sole discretion in which event Tenant shall repair any damage
to the Premises caused by such removal), shall, unless Landlord elects otherwise in writing, become the property of Landlord, and shall
be surrendered with the Premises, at the expiration or sooner termination of the term of this Lease. Any such alterations, additions and
improvements which Landlord shall designate shall be removed by Tenant and any damage repaired, at Tenant&rsquo;s expense, prior to the
expiration of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">8.02 Tenant shall arrange to provide to Landlord all plans and specifications for Tenant&rsquo;s Initial Alterations
(as defined below) that Tenant wishes to perform at the Premises. Notwithstanding anything
herein to the contrary, after execution of this Lease, Tenant shall provide all plans to Landlord for Landlord&rsquo;s review and prior
written consent for all Alterations (exceeding $75,000.00 in cost to perform) for Landlord&rsquo;s prior written consent, which consent
shall not be unreasonably withheld delayed or conditioned, to the extent plans are necessary to be filed in connection with the performance
of said work. Landlord shall have ten (10) business days to approve of same, a failure of which to disapprove in writing shall be deemed
an approval.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">8.03 Anything hereinabove to the
contrary notwithstanding, Landlord will not unreasonably withhold, condition or delay approval of written requests of Tenant to make nonstructural
interior alterations, decorations, additions and improvements (herein referred to as &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Alterations</U>&rdquo;) in the Premises,
provided that such Alterations do not affect utility services or plumbing and electrical lines or other systems of the Building and do
not affect and are not visible from any portion of the Building outside of the Premises. All Alterations shall be performed in accordance
with the following conditions:</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(i) Prior to the commencement
of any Alterations costing more than $75,000.00, or to the extent same are required by applicable law, Tenant shall first submit to Landlord
for its approval detailed dimensioned coordinated plans and specifications, including layout, architectural, mechanical, electrical, plumbing
and structural drawings for each proposed Alteration. Landlord shall have ten (10) business days to approve of same, a failure of which
to disapprove in writing shall be deemed an approval.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(ii) All Alterations in
and to the Premises shall be performed in a good and workmanlike manner and in accordance with the Building&rsquo;s rules and regulations
governing Tenant Alterations. Prior to the commencement of any such Alterations, Tenant shall, at its sole cost and expense, obtain and
exhibit to Landlord any governmental permit required in connection with such Alterations.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(iii) All Alterations
shall be done in compliance with all other applicable provisions of this Lease and with all applicable laws, ordinances, directions, rules
and regulations of governmental authorities having jurisdiction, including, without limitation, the Americans with Disabilities Act of
1990 and New York City Local Law No. 5 and similar present or future laws, and regulations issued pursuant thereto, and also New York
City Local Law Nos. 57, 76 and 87 and similar present or future laws, and regulations issued pursuant thereto, on abatement, storage,
transportation and disposal of asbestos and other hazardous materials, which work, if required, shall be effected at Tenant&rsquo;s sole
cost and expense, by contractors and consultants approved by Landlord and in strict compliance with the aforesaid rules and regulations
and with Landlord&rsquo;s rules and regulations thereon.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(iv) Tenant shall keep
the Building and the Premises free and clear of all liens for any work or material claimed to have been furnished to Tenant or to the
Premises.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(v) Prior to the commencement
of any work by or for Tenant, Tenant shall furnish to Landlord certificates evidencing the existence of the following insurance:</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1.5in">(a) Workmen&rsquo;s compensation
insurance covering all persons employed for such work and with respect to whom death or bodily injury claims could be asserted against
Landlord, Tenant or the Premises.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1.5in">(b) Broad form general liability
insurance written on an occurrence basis naming Tenant as an insured and naming Landlord and its designees as additional insureds, with
limits of not less than $3,000,000 combined single limit for personal injury in any one occurrence, and with limits of not less than $1,000,000
for property damage (the foregoing limits may be revised from time to time by Landlord to such higher limits as Landlord from time to
time reasonably requires). Tenant, at its sole cost and expense, shall cause all such insurance to be maintained at all time when the
work to be performed for or by Tenant is in progress. All such insurance shall be obtained from a company authorized to do business in
New York and shall provide that it cannot be canceled without thirty (30) days prior written notice to Landlord. All polices, or certificates
therefor, issued by the insurer and bearing notations evidencing the payment of premiums, shall be delivered to Landlord. Blanket coverage
shall be acceptable, provided that coverage meeting the requirements of this paragraph is assigned to Tenant&rsquo;s location at the Premises.
In addition, Tenant shall ensure that its architect(s) shall maintain professional liability insurance coverage for the plans that Landlord
is requested to review under this Article.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(i) In granting its consent
to any Alterations, Landlord may impose such conditions as to guarantee of completion (including, without limitation, requiring Tenant
to post additional security or a bond to insure the completion of such Alterations, payment, restoration or otherwise), as Landlord may
reasonably require.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(ii) All work to be performed
by Tenant shall be done in a manner which will not unreasonably interfere with or disturb other tenants and occupants of the Building.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(iii) The review and/or
approval by Landlord, its agents, consultants and/or contractors, of any Alteration or of plans and specifications therefor and the coordination
of such Alteration work with the Building, as described in part above, are solely for the benefit of Landlord, and neither Landlord nor
any of its agents, consultants or contractors shall have any duty toward Tenant; nor shall Landlord or any of its agents, consultants
and/or contractors be deemed to have made any representation or warranty to Tenant, or have any liability, with respect to the safety,
adequacy, correctness, efficiency or compliance with laws of any plans and specifications, Alterations or any other matter relating thereto.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(iv) Promptly following
the substantial completion of any Alterations, Tenant shall submit to Landlord (i) an electronic version (using a current version of Autocad
or such other similar software as is then commonly in use) of final, &ldquo;as-built&rdquo; plans for the Premises showing all such Alterations
and demonstrating that such Alterations were performed substantially in accordance with plans and specifications first approved by Landlord
and (ii) Tenant&rsquo;s certification of completion, payment and acceptance, and all governmental approvals and confirmations of completion
for such Alterations.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">8.04. Notwithstanding the terms
of paragraph 8.03, in all events, Tenant may, without first obtaining the consent of Landlord, undertake Alterations to the Premises which
are strictly aesthetic in nature, including, without limit, painting, or carpeting, and/or the hanging of pictures, and/or Alterations
which do not cost more than $100,000.00.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">8.05. Tenant shall undertake, at
its sole cost and expense, certain initial Alterations in preparation of the Premises for the Permitted Use (the &ldquo;Initial Alterations&rdquo;)
as further provided on Exhibit D attached hereto, which Initial Alterations have been approved by Landlord. Landlord hereby consents to
the installation, in its sole discretion, but in accordance with all applicable Laws, of a staircase(s) connecting the Ground Floor Retail
Space to the Basement space, and/or the installation of a kitchen and/or entertainment party rooms in the Basement space. The Initial
Alterations shall be subject to the terms and conditions of this Article 8 with respect to Alterations generally.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
9 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>LIENS</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">9.01 Notwithstanding the foregoing,
Tenant at its expense shall cause any lien filed against the Premises or the Building, for work or materials claimed to have been furnished
to Tenant, to be discharged of record (by payment or bond) within thirty (30) days after notice thereof.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
10 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>REPAIRS</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">10.01 (a) In
compliance with the other provisions of this Lease, and subject to the terms of Section 10.02 herein, Tenant shall throughout the
Term, at its sole cost and expense, take good care of the Premises and shall make all repairs and replacements to the interior and
exterior of the Premises, as and when Landlord reasonably deems necessary and/or in order to preserve the Premises in good working
order and condition and such obligation includes, but is not limited to, maintaining and repairing (a) the fire protection sprinkler
system, plumbing, air-conditioning, electrical and heating systems and equipment in and/or exclusively servicing the Premises
(collectively, the &ldquo;Systems&rdquo;)(which obligation shall be satisfied by keeping in force a standard maintenance agreement
with contractors on all such equipment and Systems, and Tenant shall furnish a copy thereof to Landlord (each, a &ldquo;Maintenance
Contract&rdquo;), and (b) Tenant shall keep the plate glass, ceilings, floors, walls, and store front, all doors leading into and
out of the Premises and all hardware appurtenant thereto, light bulbs, door frames, windows and (c) all windows, sidewalks, sidewalk
hoists, loading docks, railings, gutters, alleys and curbs in front of or adjacent to or abutting the Premises and will put, keep
and maintain the same in good and safe order and condition, and any other portion of the exterior of the Premises and free and clean
from snow, ice, dirt, damage, garbage and other debris, and make all repairs therein and thereon. Landlord shall have no liability or obligation whatsoever regarding the maintenance,
repair, service and replacement of the foregoing. Tenant shall pay any and all fines, as Additional Rent, issued as a
result of Tenant&rsquo;s failure to perform all the requirements set forth in this paragraph.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">Notwithstanding the defined term
&ldquo;Systems&rdquo; above, as exclusively servicing the Premises, to the extent any of the delineated systems service other tenants
in the Building, and/or the Common Areas of the Building, and to the extent repair of said systems is required, which repair is not due
to the gross negligence or willful misconduct of Tenant or its employees, contractors, subcontractors, agents or representatives, then
Landlord shall undertake such repair, and Tenant shall remit to Landlord, as additional rent, it&rsquo;s Proportionate Share of said costs.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(b) All of the foregoing repairs
and maintenance shall be promptly made by Tenant at its sole cost and expense whether or not they are structural, non-structural, ordinary,
extraordinary, unforeseen, foreseen, to the extent they are necessary to keep the same in compliance with all applicable laws and Governmental
Authorities as a result of the specific manner of use provided for herein (as opposed to general occupancy by a tenant, the obligation
of which shall be borne by Landlord), or to the extent they are necessary for insurance requirements or to keep the Premises in good and
safe order and condition, howsoever the necessity or desirability therefor may occur, and whether or not necessitated by wear, tear, obsolescence
or defects, latent or otherwise. Tenant shall not commit or suffer, and shall use all reasonable precaution to prevent, waste, damage
or injury to all of the same. When used in this Article, the term &ldquo;repairs&rdquo; shall include all necessary replacements, renewals, alterations
and additions. All repairs made by Tenant shall be in a first class workman like manner.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">10.02 Landlord
shall maintain and repair the foundations, the four exterior walls and roof of the Building only and shall operate, maintain, repair
and replace the Systems (up to the point of connection to the Premises, and/or in the exterior or underground of the Building),
facilities and equipment directly necessary to provide the services which Landlord are specifically and expressly set forth in this
Lease to be provided by Landlord to Tenant (unless same are installed by or are the property of Tenant or are required to be
maintained and repaired by Tenant under this Lease). Landlord shall use reasonable diligence in carrying out its obligations under
this Article in such a reasonable manner as to minimize any interference to Tenant&rsquo;s business, but shall not be liable under
any circumstances for any damages (including, among others, consequential damages) for any failure to do so. No reduction or
discontinuance of the services described in this Article shall be construed as an eviction of Tenant or release Tenant from any of
its obligations under this Lease. Landlord shall have no liability to Tenant, its employees, agents, invitees or licensees for
damages, except to the extent of any damages caused to the foregoing as a result of the gross negligence or willful misconduct of
Landlord, its agents, employees, subcontractors, or contractors. Tenant shall reimburse Landlord for the cost of any repairs or
maintenance performed by Landlord if the need for same arose as a result of the neglect, acts, omissions or negligence of Tenant or
any assignees, sublessees or occupants of the Premises or any of its or their employees, contractors, agents, visitors, or by
their particular manner of use or occupancy of the Premises. Landlord shall be responsible for the maintenance of the common areas
of the Building and keeping the same in good and safe order and condition, including, without limit, the fire egress stairs.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">10.03
Notwithstanding anything to the contrary, Tenant shall be liable for, and reimburse Landlord for, the cost of any and all repairs (structural
or otherwise) to the Building or Premises or any portion thereof necessitated by the negligent or willful acts or omissions of Tenant
or any assignees, sublessees or occupants of the Premises or any of its or their servants, employees, contractors, agents, visitors or
licensees, or by the use or occupancy or manner of use or occupancy of the Premises by Tenant or any such person/entity. All damages or injury to the Premises and the Building by Tenant or by any person/entity who may be in or upon the Premises
with Tenant&rsquo;s consent or at Tenant&rsquo;s invitation, shall be paid for by Tenant. Landlord shall not be liable for, and there
shall be no abatement of Rent with respect to, any injury to or interference with Tenant&rsquo;s business arising from any repairs, maintenance,
alteration or improvement to the Premises or the Building or to the fixtures, appurtenances or equipment therein or arising from the acts
of any other tenant in the Building, or its agents, employees, licensees or invitees.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
11 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>FIRE OR OTHER CASUALTY</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">11.01 Damage by fire or other casualty
to the Building and to the core and shell of the Premises (excluding the tenant improvements and betterments and Tenant&rsquo;s personal
property) shall be repaired at the expense of Landlord (&ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Landlord&rsquo;s Restoration Work</U>&rdquo;), but without prejudice
to the rights of subrogation, if any, of Landlord&rsquo;s insurer to the extent not waived herein. Landlord shall not be required to repair
or restore any of Tenant&rsquo;s property or any alteration, installation or leasehold improvement made in and/or to the Premises. If,
as a result of such damage to the Building or to the core and shell of the Premises, the Premises are rendered untenantable for the purposes
for which same were rented hereunder, the Rent shall abate in proportion to the portion of the Premises not usable by Tenant from the
date of such fire or other casualty until Landlord&rsquo;s Restoration Work is substantially completed. Except as provided otherwise herein,
Landlord shall not be liable to Tenant for any delay in performing Landlord&rsquo;s Restoration Work, Tenant&rsquo;s sole remedy being
the right to an abatement of Rent, as provided above. Tenant shall reasonably cooperate with Landlord in connection with the performance
by Landlord of Landlord&rsquo;s Restoration Work. If the Premises are rendered wholly untenantable by fire or other casualty and if Landlord
shall decide not to restore the Premises, or if the Building shall be so damaged that Landlord shall decide to demolish it or not to rebuild
it (whether or not the Premises have been damaged), Landlord may within ninety (90) days after such fire or other cause give written notice
to Tenant of its election that the term of this Lease shall automatically expire no less than ten (10) days after such notice is given.
Notwithstanding the foregoing, each party shall look first to any insurance in its favor before making any claim against the other party
for recovery for loss or damage resulting from fire or other casualty, and to the extent that such insurance is in force and collectible
and to the extent permitted by law, Landlord and Tenant each hereby releases and waives all right of recovery against the other or any
one claiming through or under each of them by way of subrogation or otherwise. The foregoing release and waiver shall be in force only
if both releasors&rsquo; insurance policies contain a clause providing that such a release or waiver shall not invalidate the insurance
and also, provided that such a policy can be obtained without additional premiums. Tenant hereby expressly waives the provisions of Section
227 of the Real Property Law and agrees that the foregoing provisions of this Article shall govern and control in lieu thereof.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">11.02 In the event that the Premises
has been damaged or destroyed and this Lease has not been terminated in accordance with the provisions of this Article, Tenant shall (i)
reasonably cooperate with Landlord in the restoration of the Premises and shall remove from the Premises as promptly as reasonably possible
all of Tenant&rsquo;s salvageable inventory, movable equipment, furniture and other property and (ii) repair the damage to the tenant
improvements and betterments and Tenant&rsquo;s personal property and restore the Premises within one hundred eighty (180) days following
the date upon which the core and shell of the Premises shall have been substantially repaired by Landlord.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">11.03. Notwithstanding the terms
of paragraph 11.01 to the contrary, in the event that (a) all or substantially all of the Premises are rendered wholly untenantable or
inaccessible due to fire or other casualty during the last twenty-four (24) months of the Initial Term or Option Term of the Lease, as
applicable, and/or (b) in the event Landlord fails to substantially complete the restoration work of the Demised Premises within two hundred
seventy (270) days after the date of the casualty, then Tenant may elect to terminate this Lease upon sixty (60) days&rsquo; notice to
Landlord, provided, however, if with respect to a termination under subparagraph (b) herein, the restoration work is completed within
such sixty (60) day period, the term of this Lease shall continue in full force and effect. Upon the termination of this Lease, neither
party shall have any further right or obligation hereunder, except for those which expressly survive the termination hereof.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
12 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>END OF TERM</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">12.01 Tenant shall surrender the
Premises to Landlord at the expiration or sooner termination of this Lease in good order and condition, except for reasonable wear and
tear and damage by fire or other casualty (if applicable), and Tenant shall remove all of its property. Tenant agrees it shall indemnify
and save Landlord harmless against all costs, claims, loss or liability resulting from delay by Tenant in so surrendering the Premises,
including, without limitation, any claims made by any succeeding tenant founded on such delay. The parties recognize and agree that the
damage to Landlord resulting from any failure by Tenant timely to surrender the Premises will be substantial, will exceed the amount of
monthly Rent theretofore payable hereunder, and will be impossible of accurate measurement. Tenant therefore agrees that if possession
of the Premises is not surrendered to Landlord within one (1) day after the date of the expiration or sooner termination of the Term of
this Lease, then Tenant will pay Landlord as liquidated damages for each month and for each portion of any month during which Tenant holds
over in the Premises after expiration or termination of the Term of this Lease, a sum equal to two (2) times the average Rent and Additional
Rent which was payable per month under this Lease during the last six months of the Term thereof. The aforesaid obligations shall survive
the expiration or sooner termination of the Term of this Lease. At any time during the Term of this Lease, Landlord may exhibit the Premises
to prospective purchasers or mortgagees of Landlord&rsquo;s interest therein. During the last year of the term of this Lease, Landlord
may exhibit the Premises to prospective tenants.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
13 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>SUBORDINATION AND
ESTOPPEL, ETC.</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in">13.01 This Lease, and all rights
of Tenant hereunder, are, and shall continue to be, subject and subordinate in all respects to:</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.5in">(1) all ground leases,
overriding leases and underlying leases of the land and/or the building now or hereafter existing;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.5in">(2) all mortgages that
may now or hereafter affect the land, the Building and/or any of such leases, whether or not such mortgages shall also cover other lands
and/or buildings;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.5in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.5in">(3) each and every advance
made or hereafter to be made under such mortgages;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.5in">(4) all renewals, modifications,
replacements and extensions of such leases and such mortgages; and</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 2in; text-align: justify; text-indent: -0.5in">(5) all spreaders and
consolidations of such mortgages.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 2in; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">13.02 The provisions of Section
13.01 of this Article shall be self-operative, and no further instrument of subordination shall be required. In confirmation of such subordination,
Tenant shall execute and deliver any instrument that Landlord, the lessor of any such lease, the holder of any mortgage or any of its
successors in interest shall reasonably request to evidence such subordination and, in the event that Tenant shall fail to execute and
deliver any such instrument within ten (10) days after request therefor, Tenant shall irrevocably constitute and appoint Landlord as Tenant&rsquo;s
attorney-in-fact, coupled with an interest, to execute and deliver any such instrument for and on behalf of Tenant. The leases to which
this Lease is, at the time referred to, subject and subordinate pursuant to this Article 13 are herein sometimes called &ldquo;superior
leases&rdquo;, the mortgages to which this Lease is, at the time referred to, subject and subordinate are herein sometimes called &ldquo;superior
mortgages&rdquo;, the lessor of a superior lease or its successor in interest at the time referred to is sometimes herein called a &ldquo;lessor&rdquo;
and the mortgagee under a superior mortgage or its successor in interest at the time referred to is sometimes herein called a &ldquo;mortgagee.&rdquo;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">13.03 In the event of any act or
omission of Landlord that would give Tenant the right, immediately or after lapse of a period of time, to cancel or terminate this Lease,
or to claim a partial or total eviction, Tenant shall not exercise such right until:</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.5in">(i) it has given written
notice of such act or omission to the mortgagee of each superior mortgage and the lessor of such superior lease whose name and address
shall previously have been furnished to Tenant; and</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.5in">(ii) a reasonable period
for remedying such act or omission shall have elapsed following the giving of such notice and following the time when such mortgagee or
lessor shall have obtained possession of the Premises and become entitled under such superior mortgage or superior lease, as the case
may be, to remedy the same (which reasonable period shall in no event be less than the period to which Landlord would be entitled under
this Lease or otherwise, after similar notice, to effect such remedy). Nothing contained herein shall obligate such lessor or mortgagee
to remedy such act or omission.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">13.04 If the lessor of a superior
lease or the mortgagee of a superior mortgage shall succeed to the rights of Landlord under this Lease, whether through possession or
foreclosure action or delivery of a new lease or deed, then, at the request of such party so succeeding to Landlord&rsquo;s rights (hereinafter
sometimes called a &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">successor landlord</U>&rdquo;), and upon such successor landlord&rsquo;s written agreement to accept Tenant&rsquo;s
attornment, Tenant shall attorn to and recognize such successor landlord as Tenant&rsquo;s landlord under this Lease, and shall promptly
execute and deliver any instrument that such successor landlord may reasonably request to evidence such attornment. Upon such attornment
this Lease shall continue in full force and effect as, or as if it were, a direct lease between such successor landlord and Tenant upon
all of the terms, conditions and covenants as are set forth in this Lease and shall be applicable after such attornment, except that such
successor landlord shall not be subject to any offset or liable for any previous act or omission of Landlord under this Lease (other than,
and to the extent that, same shall continue after such attornment).</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">13.05 If, in connection with obtaining
financing or refinancing for the Building, a banking, insurance, or other lender shall request reasonable modifications to this Lease
as a condition to such financing or refinancing, Tenant shall not unreasonably withhold, delay, or defer its consent thereto, provided
that such modifications do not materially increase the obligation, or materially decrease the rights, of Tenant hereunder. In no event
shall a requested modification of this Lease requiring Tenant to the following be deemed to materially adversely affect the leasehold
interest hereby created:</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.5in">(i) give notice of any
default by Landlord under this Lease to such lender and/or permit the curing of such defaults by such lender; and</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.5in">(ii) obtain such lender&rsquo;s
consent for any modification of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">13.06 This Lease may not be modified
or amended so as to reduce the Rent, shorten the term, or otherwise materially affect the rights of Landlord hereunder, or be canceled
or surrendered, without the prior written consent in each instance of the ground lessors and of any mortgagees whose mortgages shall require
such consent. Any such modification, agreement, cancellation or surrender made without such prior written consent shall be null and void.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">13.07 Tenant
agrees that if this Lease terminates, expires or is canceled for any reason or by any means whatsoever by reason of a default under
a ground lease or mortgage, and the ground lessor or mortgagee so elects by written notice to Tenant, this Lease shall automatically
be reinstated for the balance of the term which would have remained but for such termination, expiration or cancellation, at the
same rental, and upon the same agreements, covenants, conditions, restrictions and provisions herein contained, with the same
rental, and upon the same agreements, covenants, conditions, restrictions and provisions herein contained, with the same force and
effect as if no such termination, expiration or cancellation had taken place. Tenant covenants to execute and deliver any instrument
required to confirm the validity of the foregoing.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">13.08 From time to time, Tenant,
on at least ten (10) days&rsquo; prior written request by Landlord, shall deliver to Landlord a statement in writing certifying that this
Lease is unmodified and in full force and effect (or if there shall have been modifications, that the same is in full force and effect
as modified and stating the modifications) and the dates to which the Rent and other charges have been paid and stating whether or not
Landlord is in default in performance of any covenant, agreement or condition contained in this Lease and, if so, specifying each such
default. Tenant hereby irrevocably constitutes and appoints Landlord the attorney-in-fact of Tenant to execute, acknowledge and deliver
any such statements or certificates for and on behalf of Tenant in the event that Tenant fails to so execute any such statement or certificate.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">13.09. Landlord agrees, pursuant
to an agreement reasonably satisfactory to Landlord and Third Party Lender (as hereinafter defined) subordinate its rights to any personal
property (other than fixtures attached to the Building). Third Party Lender shall mean a bank, savings and loan association, trust company,
insurance company, pension or retirement fund, or investment banking firm subject to service of process in the State of New York</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
14 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>CONDEMNATION</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">14.01 If the whole or any substantial
part of the Premises shall be condemned by eminent domain or acquired by private purchase in lieu thereof, for any public or quasi-public
purpose, this Lease shall terminate on the date of the vesting of title through such proceeding or purchase, and Tenant shall have no
claim against Landlord for the value of any unexpired portion of the Term of this Lease, nor shall Tenant be entitled to any part of the
condemnation award or private purchase price. If less than a substantial part of the Premises is condemned, this Lease shall not terminate,
but Rent shall abate in proportion to the portion of the Premises condemned. A taking of (i) at least an aggregate of 20% of the rentable
square feet of the Ground Floor Retail Space and the Basement Space constituting the Premises, or (ii) any portion of the kitchen space
which would, in Tenant&rsquo;s reasonable judgment, materially impact Tenant&rsquo;s ability to conduct business at the Premises, shall
be deemed a substantial taking, and Tenant shall in such instance, in its sole discretion, have the option of terminating this Lease on
thirty (30) days written notice to Landlord, given after the date of Taking, and as of said thirtieth date, this Lease shall be deemed
terminated, and of no further force and effect, and neither party shall have any rights or obligations against the other hereunder.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">14.02. Notwithstanding anything
to the contrary set forth above, Tenant shall not be prohibited from making a claim in any condemnation proceeding against the public
or quasi-public authority for the value of its unaffixed, moveable property and for its relocation expenses, provided that such claim
does not in any manner delay the proceeding, or prejudice, prohibit or diminish Landlord&rsquo;s claims or the value of any award to Landlord.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
15 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>REQUIREMENTS OF
LAW</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">15.01 Tenant at its expense shall
comply with all laws, orders and regulations of any governmental authority having or asserting jurisdiction over the Premises, which shall
impose any violation, order or duty upon Landlord or Tenant with respect to the Permitted Use of the Premises, including, without limitation,
compliance in the Premises with all City, State and Federal laws, rules and regulations on the disabled or handicapped, on fire safety
and on hazardous materials.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">15.02 Tenant shall require every
person engaged by him to clean any window in the Premises from the outside, to use the equipment and safety devices required by Section
202 of the Labor Law and the rules of any governmental authority having or asserting jurisdiction.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">15.03 Tenant at its expense shall
comply with all requirements of the New York Board of Fire Underwriters, or any other similar body affecting the Premises, and shall not
use the Premises in a manner which shall increase the rate of fire insurance of Landlord or of any other tenant, over that in effect prior
to this Lease. If Tenant&rsquo;s use of the Premises for the Permitted Use increases the fire insurance rate, Tenant shall reimburse Landlord
for all such increased costs. That the Premises are being used for the purpose set forth in Article 1 hereof shall not relieve Tenant
from the foregoing duties, obligations and expenses.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
16 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>CERTIFICATE OF OCCUPANCY</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">16.01 Tenant will at no time use
or occupy the Premises in violation of the certificate of occupancy issued for the Building. The statement in this Lease of the nature
of the business to be conducted by Tenant shall not be deemed to constitute a representation or guaranty by Landlord that such use is
lawful or permissible in the Premises under the certificate of occupancy for the Building.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">16.02 Tenant has
fully inspected the Premises and is accepting the Premises in its &ldquo;as is&rdquo; condition. Tenant has performed &ldquo;due
diligence&rdquo; with respect to the Premises and accepts the Premises subject to any and all violations, whether same are of record
or not. Landlord makes no representations as to the condition of the Premises except as specifically set forth herein. Other than
with respect to the Landlord&rsquo;s Work provided for in Exhibit E hereto, and other than with respect to the delivery of a CO with
respect to the Building, generally, and with respect to the Landlord&rsquo;s Work, to the extent necessary, Tenant acknowledges and
agrees that Landlord shall have no obligation to do any work in or to the Premises in order to make it suitable and ready for
occupancy and use by Tenant.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
17 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>POSSESSION</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">17.01 If Landlord shall be unable
to give possession of the Premises on the Commencement Date because of the retention of possession of any occupant thereof, alteration
or construction work, or for any other reason, Landlord shall not be subject to any liability for such failure. In such event, this Lease
shall stay in full force and effect, without extension of its Term. However, the Rent hereunder shall not commence until the Premises
are available for occupancy by Tenant. If delay in possession is due to work, changes or decorations being made by or for Tenant, or is
otherwise caused by Tenant, there shall be no rent abatement and the Rent shall commence on the date specified in this Lease. If permission
is given to Tenant to occupy the Premises or other Premises prior to the date specified as the commencement of the Term, such occupancy
shall be deemed to be pursuant to the terms of this Lease, except that the parties shall separately agree as to the obligation of Tenant
to pay Rent for such occupancy. The provisions of this Article are intended to constitute an &ldquo;express provision to the contrary&rdquo;
within the meaning of Section 223(a), New York Real Property Law.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
18 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>QUIET ENJOYMENT</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">18.01 Landlord covenants that if
Tenant pays the Rent and performs all of Tenant&rsquo;s other obligations under this Lease, Tenant may peaceably and quietly enjoy the
Premises, subject to the terms, covenants and conditions of this Lease and to the ground leases, underlying leases and mortgages hereinbefore
mentioned.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
19 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>RIGHT OF ENTRY</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">19.01 Tenant shall permit Landlord
to erect, construct and maintain pipes, conduits and shafts in and through the Premises. Landlord or its agents shall have the right to
enter or pass through the Premises at all times, by master key and, in the event of an emergency, by reasonable force or otherwise, to
examine the same, and to make such repairs, alterations or additions as it may deem necessary or desirable to the Premises or the Building,
and to take all material into and upon the Premises that may be required therefor. Such entry and work shall not constitute an eviction
of Tenant in whole or in part, shall not be grounds for any abatement of Rent, and shall impose no liability on Landlord by reason of
inconvenience or injury to Tenant&rsquo;s business. Landlord shall have the right at any time, without the same constituting an actual
or constructive eviction, and without incurring any liability to Tenant, to change the arrangement and/or location of entrances or passageways,
windows, corridors, elevators, stairs, toilets, or other public parts of the Building, and to change the designation of rooms and suites
and the name or number by which the Building is known.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
20 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>INDEMNITY</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">20.01 Tenant shall indemnify, defend
and save Landlord harmless from and against any liability or expense arising from the use or occupation of the Premises by Tenant, or
anyone on the Premises with Tenant&rsquo;s permission, or from any breach of this Lease. Landlord shall indemnify, defend and save Tenant
harmless from and against any liability or expense arising from any willful breach by Landlord of any of its material obligations of this
Lease, or resulting from any of its actions (or those of its employees, contractors, invitees, agents, representatives, successors, or
assigns) occurring on or about the Building.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
21 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>LANDLORD&rsquo;S
LIABILITY, ETC.</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">21.01 Neither Landlord nor Landlord&rsquo;s agents,
officers, members, directors, shareholders, partners or principals (disclosed or undisclosed) shall be liable to Tenant or Tenant&rsquo;s
agents, employees, contractors, invitees or licensees or any other occupant of the Premises, and Tenant shall save Landlord, any mortgagee
of the Building and/or the land on which the Building is located (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Land</U>&rdquo;; the Land and the Building, collectively
for this article only, the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Real Property</U>&rdquo;) and their respective agents, employees, contractors, officers, directors,
shareholders, partners and principals (disclosed or undisclosed) harmless from any loss, cost, liability, claim, damage, expense (including
reasonable attorneys&rsquo; fees and disbursements), penalty or fine incurred in connection with or arising from any injury to Tenant
or to any other person/entity or for any damage to, or loss (by theft or otherwise) of, any of Tenant&rsquo;s property or of the property
of any other person/entity, irrespective of the cause of such injury damage or loss (including the acts or negligence of any tenant or
of any owners or occupants of adjacent or neighboring property or caused by operations in construction of any private, public or quasi-public
work) unless due to the gross negligence, or willful misconduct of Landlord or Landlord&rsquo;s agents, officers, members, managers, principals,
employees, contractors, subcontractors, invitees or licensees (collectively, the &ldquo;Landlord Parties&rdquo;), with or without contributory
negligence on the part of Tenant, its employees, agents, contractors, invitees or licensees. Notwithstanding anything to the contrary,
even if due to any such gross negligence or willful misconduct of Landlord Parties, Tenant waives, to the full extent permitted by law,
any claim for consequential or punitive damages in connection therewith and Landlord and Landlord&rsquo;s agents shall not be liable,
to the extent of Tenant&rsquo;s insurance coverage, for any loss or damage to any person or property even if due to the gross negligence
or willful misconduct of Landlord Parties. .</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">21.02 Neither any (a) performance by Landlord, Tenant
or others of any repairs, alterations or improvements in or to the Real Property, Building or Premises, (b) failure of Landlord or others
to make any such repairs or improvements, (c) damage to the Building, Premises or Tenant&rsquo;s property in the Premises, (d) any injury
to any persons, caused by other tenants or persons in the Building, or by operations in the construction of any private, public or quasi-public
work, or by any other cause, (e) latent defect in the Building or Premises, nor (f) inconvenience or annoyance to Tenant or injury to
or interruption of Tenant&rsquo;s business by reason of any of the events or occurrences referred to in the foregoing subdivisions (a)
through (f) shall impose any liability on Landlord or Landlord&rsquo;s agent to Tenant, other than such liability as may be required or
imposed upon Landlord by law for Landlord&rsquo;s negligence or the negligence of Landlord Parties in the operation or maintenance of
the Building or for the breach by Landlord of any express covenant of this lease on Landlord&rsquo;s part to be performed or observed.
No representation, guaranty or warranty is made or assurance given that any communications or security systems, devices or procedures
of the Building, if any, will be effective to prevent injury to Tenant or any other person or damage to, or loss (by theft or otherwise)
of, any of Tenant&rsquo;s property or of the property of any other person, and Landlord reserves the right to discontinue or modify at
any time such communications or security Systems or procedures without liability to Tenant.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">21.03 Tenant shall pay to Landlord as Additional Rent,
within fifteen (15) days following rendition by Landlord to Tenant of bills or statements therefor, sums equal to all losses, costs, liabilities,
claims, damages, fines, penalties and expenses referred to in the indemnification contained in Article 20 hereof. This paragraph shall
survive the expiration or earlier termination of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">21.04 Notwithstanding anything to the contrary contained
herein, Tenant shall look only to Landlord&rsquo;s estate in the Real Property (or the proceeds thereof) for the satisfaction of Tenant&rsquo;s
remedies for the collection of a judgment (or other judicial process) requiring the payment of money by Landlord in the event of any default
by Landlord hereunder, and no other property or assets of Landlord or its agents, directors, members, officers, shareholders, partners
or principals (disclosed or undisclosed) shall be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant&rsquo;s
remedies under or with respect to this lease, the relationship of Landlord and Tenant hereunder or under law or Tenant&rsquo;s use or
occupancy of the Premises or any other liability of Landlord to Tenant.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">21.05 Wherever it is specifically provided in this
lease that a party&rsquo;s consent is not to be unreasonably withheld, a response to a request for such consent shall also not be unreasonably
withheld, conditioned or delayed. Tenant hereby waives any claim against Landlord which it may have based upon any assertion that Landlord
has unreasonably withheld or unreasonably delayed any such consent, and Tenant agrees that its sole remedy shall be an action or proceeding
to enforce any such provision or for specific performance, injunction or declaratory judgment. In the event of such a determination, the
requested consent shall be deemed to have been granted; however, Landlord shall have no liability to Tenant for its refusal or failure
to give such consent. The sole remedy for Landlord&rsquo;s unreasonably withholding or delaying of consent shall be as provided in this
Article.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">21.06 Tenant, by taking possession of the Premises,
shall be conclusively deemed to have agreed that Landlord, up to the time of such occupancy, has performed all of its obligations hereunder
on their part which had to be performed. No representations, except as expressly contained herein, have been made to Tenant respecting
the condition of the Premises. Tenant has examined and inspected the Premises, and the Building and accepts the Premises and Building
in their present &ldquo;AS IS&rdquo; condition. Any and all alterations and improvements to the Premises to prepare the Premises for Tenant
to conduct its business shall be made by Tenant at its sole cost and expense pursuant to the terms and conditions of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">21.07 Tenant agrees to indemnify, defend and hold
harmless the Landlord, its agents, principals, members, officers and mortgagees (collectively, &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Landlord</U>&rdquo; for this
subparagraph 21.07 only), from and against any and all damage, loss, cost, claim, liability, fine, penalty and expense (including without
limitations, reasonable attorneys&rsquo; fees incurred in enforcing the terms, provisions and conditions of this Lease and indemnity and/or
defending any claim, suit, action or proceeding) relating to or concerning (a) any act or omission of Tenant and/or its contractors, subcontractors,
licensees, subtenants, agents, servants, employees, customers, invitees or visitors and/or their failure to comply with all Laws (as defined
hereinafter) and Governmental Authorities (as defined hereinafter), (b) the failure of Tenant and/or its contractors, subcontractors,
licensees, subtenants, agents, servants, employees, customers, invitees or visitors to comply with all provisions, conditions and terms
of this Lease; (c) any and all claims against Landlord or such agents of whatever nature arising from any act, omission or negligence
of Tenant and/or its contractors, subcontractors, licensees, subtenants, agents, servants, employees, customers, invitees or visitors;
(d) all claims against Landlord arising from any accident, injury or damage whatsoever caused to any person or to the property of any
person where such accident, injury or damage results or is claimed to have resulted from any act, omission or negligence of Tenant and/or
its contractors, subcontractors, licensees, subtenants, agents, servants, employees, customers, invitees or visitors; and/or (e) any cost,
liability or responsibility for the payment of any sales tax with respect to any installations, furniture, furnishings, fixtures or other
improvements located, installed or constructed in the Premises, or the filing of any tax return in connection therewith (although Landlord
agrees to execute any such return if required by law) regardless of whether such tax is imposed upon Landlord or Tenant. This indemnity
and hold harmless agreement shall include indemnity from and against any and all liability, fines, suits, demands, costs and expenses
of any kind or nature incurred in or in connection with any such claims or proceeding brought thereon, and the defense thereof. The provisions
of this paragraph shall survive the expiration or sooner termination of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">21.08 In addition
to all other obligations of the Tenant under this Lease and notwithstanding anything to the contrary, prior to the commencement of the
lease term, if Tenant is then in possession, and at all times thereafter, Tenant shall, at Tenant&rsquo;s sole cost and expense, promptly
comply with all present and future statutes, laws, rules, rulings, orders, regulations, ordinances, judgments, decrees and injunctions
including, without limitation, fire, health, handicapped access, sanitation, ecological, historic, landmark, zoning, environmental protection,
wetlands and building laws) (collectively, &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Laws</U>&rdquo;) now or hereafter in effect and directions of all state, federal,
municipal and local governments, departments, commissions and boards and the State Board of Fire Underwriters, or the Insurance Services
Office or any similar body (collectively, the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Governmental Authorities</U>&rdquo;) which shall impose any violation, order or
duty upon Landlord or Tenant arising out of (a) Tenant&rsquo;s use or occupancy of the Premises specific to its Permitted Use and/or (b)
any alterations, installations or renovations made by or on behalf of Tenant in or to the Building or Premises (for this paragraph only,
&ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Alterations</U>&rdquo;). Accordingly, among other things, in the event that the Building/Premises or any portion thereof is
required to be altered in any manner, structural or otherwise (for example, but not by way of limitation, with the installation of sprinklers
in all or part of the Building/Premises (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Required Alteration</U>&rdquo;) because of (a) Tenant&rsquo;s Permitted Use, as
opposed to any Required Alteration imposed upon all tenancies in the Building and/or (b) any Alterations, then, (i) such Required Alteration
to the Building (and/or Premises as the case may be) shall be made by Landlord at Tenant&rsquo;s sole cost and expense (to be paid by
Tenant as Additional Rent immediately upon demand by Landlord) and/or (ii) Landlord may refuse to grant its approval for such Alterations.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; text-indent: 0.5in">Tenant represents that based upon the Alterations
listed in Schedule D to this Lease to be performed at the Premises, it is estimated that the Premises requires forty (40) sprinkler heads
(the &ldquo;Sprinkler Head Count&rdquo;). Notwithstanding the foregoing, in the event that in connection with sprinkler Alterations undertaken
by Tenant it is reasonably determined that the existing Building sprinkler pressurization system is insufficient to service the Permitted
Use, Tenant shall (i) provide notice of the condition underlying Tenant&rsquo;s position and (ii) afford Landlord and its architects and
master plumber to inspect the sprinkler system and Landlord and Tenant shall use its respective best efforts to come to a reasonable resolution
consistent with the NYC Building Code. The cost of any necessary upgrades to the sprinkler system shall not be deemed a factor in determining
&ldquo;reasonableness&rdquo;.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.75in; text-align: justify; text-indent: -0.25in">&nbsp;</P>

<TABLE CELLPADDING="0" CELLSPACING="0" BORDER="0" STYLE="width: 100%; margin-top: 0pt; margin-bottom: 0pt; font: 10pt Times New Roman, Times, Serif">
<TR STYLE="vertical-align: top">
    <TD STYLE="width: 0.5in">&nbsp;</TD>
  <TD STYLE="text-align: justify; width: 0.25in">1.</TD>
  <TD STYLE="text-align: justify">In the event that Building sprinkler pressurization is deemed insufficient and it is determined that the Sprinkler Head Count was insufficient
and Tenant installs ten percent (10%) or more sprinkler heads than the Sprinkler Head Count at the Premises, then Tenant shall pay the
cost of any necessary upgrades to the sprinkler system.</TD></TR>
<TR STYLE="vertical-align: top">
    <TD>&nbsp;</TD>
  <TD STYLE="text-align: justify">&nbsp;</TD>
  <TD STYLE="text-align: justify">&nbsp;</TD></TR>
<TR STYLE="vertical-align: top">
    <TD>&nbsp;</TD>
  <TD STYLE="text-align: justify">2.</TD>
  <TD STYLE="text-align: justify">In the event that Building sprinkler pressurization is deemed insufficient and it is determined that the Sprinkler Head Count was insufficient and Tenant installs new sprinkler heads totaling less than ten percent (10%) of the Sprinkler Head Count at the Premises, then Landlord shall pay the cost of any necessary upgrades to the sprinkler system.</TD></TR>
</TABLE>


<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.75in; text-align: justify; text-indent: -0.25in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">In the event that Landlord is responsible for any
necessary upgrades to said pressurization system as outlined above, Landlord shall coordinate said work with Tenant&rsquo;s architect
and/or engineer and/or contractor, as applicable.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">21.09 Notwithstanding anything to the contrary, it
is agreed that (i) neither Landlord nor anyone else has made any representation or warranty regarding whether or not the Tenant&rsquo;s
use or occupancy complies with the Building&rsquo;s certificate of occupancy (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">CO</U>&rdquo;) or the Laws (as defined hereinafter),
(ii) this Lease shall remain in full force and effect and Tenant shall remain obligated to comply with all its terms and conditions thereof
even if Tenant&rsquo;s occupancy and/or use of the Premises violates the CO or applicable Laws, (iii) subject in all events, to Landlord&rsquo;s
obligations pursuant to Exhibit E hereto, including paragraph 7 thereunder, Landlord shall have no obligation whatsoever to amend the
CO, seek a variance or make any renovations, changes or improvements in or to the Premises or make the Premises or its use conform with
the CO or Laws and (iv) Tenant shall be in material default under this Lease if Tenant&rsquo;s use or occupancy violates the CO (as revised
pursuant to Exhibit E hereunder) or applicable Laws.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">21.10 Notwithstanding anything to the contrary, it
is agreed that neither Landlord nor anyone else has made any representation or warranty regarding the size of the Premises. Tenant&rsquo;s
Proportionate Share and the rent set forth in this Lease are intended to constitute stipulated amounts and may or may not have any relation
to the size of the Premises.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">21.11 Landlord makes no representation that the Premises
may be legally used for the Permitted Uses and Tenant shall have the obligation to install such improvements, file such applications and
perform such work as may be necessary to bring the Premises into compliance with Law/legal requirements, but subject to the other provisions
of this Lease. The Landlord in no way warrants the fitness of the Premises and make no representations that the Premises are presently
in good repair or otherwise fit or zoned for the use and occupancy intended. Landlord shall cooperate with Tenant&rsquo;s reasonable requests
in connection with Tenant&rsquo;s efforts to obtain any and all authorizations necessary from the appropriate Governmental Authorities
for it to conduct business in accordance with paragraph 1.02 hereunder, including, without limit, signing any applications to be filed
with the building department, as necessary.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">21.12 Tenant further represents that except as set
forth in this Lease, it is not relying upon any representations of the Landlord or its agents with reference to the fitness of the Premises
for the Permitted Use and further represents that Tenant will make its own independent investigation as to the fitness of the Premises
for Tenant&rsquo;s intended use.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
22 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>CONDITION OF PREMISES</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">22.01 The parties acknowledge that
Tenant has inspected the Premises and the Building and is fully familiar with the physical condition thereof and Tenant agrees to accept
the Premises at the commencement of the Term in its then &ldquo;as is&rdquo; condition. Tenant acknowledges and agrees that Landlord shall
have no obligation to do any work in or to the Premises in order to make it suitable and ready for occupancy and use by Tenant.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
23 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>CLEANING</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">23.01 Tenant shall, at its sole cost and expense,
(i) keep the Premises clean, in good order and free of all debris to the satisfaction of Landlord and (ii) promptly bag and remove all
garbage in connection with the conduct of its business at the Premises to the Building&rsquo;s designated disposal area under such conditions
and at such times as approved by Landlord so as to avoid any obnoxious or offensive odors therefrom or otherwise interfering with the
comfort and quiet enjoyment of the other occupants of the Building or pedestrians.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">23.02 Tenant shall, at its sole cost and expense,
engage a carting company for the removal and disposal of Tenant&rsquo;s bulk or non-ordinary garbage during such hours as may be reasonably
designated by Landlord; such removal and disposal shall at all times comply with all applicable laws. Upon the enactment of city wide
commercial recycling regulations notwithstanding those regulations, Tenant shall be responsible for all the requirements of said regulations
as if Tenant were the Landlord of said premises. Tenant shall pay any and all fines issued as a result of Tenant&rsquo;s failure to perform
all the requirements set forth for commercial recycling. Refuse in closed plastic trash bags shall be permitted to remain in front of
the Premises only on days when such refuse is scheduled for removal.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">23.03 Tenant shall not clean, nor require, permit,
suffer or allow any window in the Premises to be cleaned, from the outside in violation of any applicable law, or the rules of any governmental
or quasi-governmental authority asserting jurisdiction.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">23.04 Without limiting Tenant&rsquo;s obligations hereunder, Tenant shall be responsible for the prompt and thorough removal of any and all
graffiti at or on the Building fronting the Premises, Building windows constituting part of the Premises, sidewalks, curbs and loading
docks adjacent to the Premises. Tenant acknowledges that it shall remove same without the requirement for Landlord to give notice to Tenant
of any graffiti condition. However, if Landlord shall give Tenant written notice of a graffiti condition at the Premises and same shall
not be corrected by Tenant within ten (10) days of the date of such notice, such failure to correct shall be deemed to be a default under
the terms of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
24 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>JURY WAIVER</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">24.01 Landlord and Tenant hereby
waive trial by jury in any action, proceeding or counterclaim involving any matter whatsoever arising out of or in any way connected with
this Lease, the relationship of Landlord and Tenant, Tenant&rsquo;s use or occupancy of the Premises or involving the right to any statutory
relief or remedy. Tenant will not interpose any counterclaim of any nature in any summary proceeding (other than any mandatory counterclaims).</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
25 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>NO WAIVER, ETC.</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">25.01 No act or omission of Landlord
or its agents shall constitute an actual or constructive eviction, unless Landlord shall have first received written notice of Tenant&rsquo;s
claim and shall have had a reasonable opportunity to meet such claim. In the event that any payment herein provided for by Tenant to Landlord
shall become overdue for a period in excess of ten (10) days, then at Landlord&rsquo;s option a &ldquo;late charge&rdquo; shall become
due and payable to Landlord, as Additional Rent, from the date it was due until payment is made, at the following rates: for individual
and partnership lessees, said late charge shall be computed at the maximum legal rate of interest; for corporate, limited liability company
or governmental entity lessees the late charge shall be computed at five percent (5%) per month unless there is an applicable maximum
legal rate of interest which then shall be used. No act or omission of Landlord or its agents shall constitute an acceptance of a surrender
of the Premises, except a writing signed by Landlord. The delivery or acceptance of keys to Landlord or its agents shall not constitute
a termination of this Lease or a surrender of the Premises. Acceptance by Landlord of less than the Rent herein provided shall at Landlord&rsquo;s
option be deemed on account of earliest Rent remaining unpaid. No endorsement on any check, or letter accompanying Rent, shall be deemed
an accord and satisfaction, and such check may be cashed without prejudice to Landlord. No waiver of any provision of this Lease shall
be effective, unless such waiver be in writing signed by the party to be charged. In no event shall Tenant be entitled to make, nor shall
Tenant make any claim, and Tenant hereby waives any claim for money damages (nor shall Tenant claim any money damages by way of set-off,
counterclaim or defense) based upon any claim or assertion by Tenant that Landlord had unreasonably withheld, delayed or conditioned its
consent or approval to any request by Tenant made under a provision of this Lease. Tenant&rsquo;s sole remedy shall be an action or proceeding
to enforce any such provision, or for specific performance or declaratory judgment. Tenant shall comply with the rules and regulations
contained in this Lease, and any reasonable modifications thereof or additions thereto. Landlord shall not be liable to Tenant for the
violation of such rules and regulations by any other tenant. Failure of Landlord to enforce any provision of this Lease, or any rule or
regulation, shall not be construed as the waiver of any subsequent violation of a provision of this Lease, or any rule or regulation.
This Lease shall not be affected by nor shall Landlord in any way be liable for the closing, darkening or bricking up of windows in the
Premises, for any reason, including as the result of construction on any property of which the Premises are not a part or by Landlord&rsquo;s
own acts.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
26 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>OCCUPANCY AND USE
BY TENANT</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">26.01 (a) Landlord shall have no
obligation to provide the Premises with air conditioning, heat, ventilation, water, steam, gas, oil or any other utilities or services
except as expressly and specifically set forth in this Lease. Tenant, at Tenant&rsquo;s sole cost and expense, shall make arrangements
directly with the appropriate utility company for the supply of electricity, gas or any other utilities or services to the Premises, and
shall install and maintain any meters (if none dedicated to the Premises already exist) at its sole cost and expense to measure consumption
thereof, and shall pay all the charges for such consumption directly to the utility provider. Tenant&rsquo;s obligation to pay for utilities
consumed at the Premises shall commence as of the Commencement Date.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(b) Tenant shall arrange to restore
gas service at the Premises and Landlord shall comply with Tenant&rsquo;s reasonable requests in connection therewith. Notwithstanding
the foregoing, in the event that Tenant is denied gas service at the Premises by ConEdison (&lsquo;ConEd&rdquo;) or any other applicable
utility provider solely due to compliance issues arising from New York Local Law 97, then upon presentment of documentary evidence of
such rejection to Landlord, Tenant may, in its sole discretion, elect to terminate this Lease, and upon said termination neither party
shall have any further rights or obligations hereunder, and this Lease shall be deemed terminated and of no further force and effect.
Tenant will endeavor to obtain approval from ConEd within ninety (90) days from the Effective Date hereof, provided, however, a failure
to so obtain said approval within said timeframe, shall not serve as a waiver of Tenant&rsquo;s right to terminate the Lease if Tenant
is subsequently denied gas service at the Premises by ConEd in accordance herewith.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">26.02
In the event any utility service consumed in the Premises and/or by Tenant for which Tenant is obligated to pay for such consumption are
not separately metered or sub metered, then until such time as such services are metered or sub metered, Tenant shall pay Landlord One
Hundred and Ten Percent (110%) of the cost of such services, as provided for herein. Except with respect to Tenant&rsquo;s obligation
hereunder pertaining to payment of Real Estate Tax Escalations, the phrase &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Tenant&rsquo;s Share</U>&rdquo; shall refer to Tenant&rsquo;s
obligation to pay 110% of the cost of any services and/or utilities, and Tenant&rsquo;s Share shall constitute Additional Rent.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">26.03
Tenant shall not be required to continuously operate its business at the Premises, but, subject to closures due to Force Majeure events,
or due to an event of condemnation or casualty, in no event shall Tenant be closed for a period of thirty (30) consecutive days. A &ldquo;Force
Majeure event&rdquo; shall mean an event which is beyond one&rsquo;s reasonable control such as labor strikes, labor lockouts, labor disputes,
acts of God, inability to obtain labor or materials or reasonable substitutes therefor, governmental restrictions, governmental regulations,
governmental controls, or enemy or hostile governmental action.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
27 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0pt; margin-bottom: 0pt"><B><U>NOTICES</U></B></P>



<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">27.01 Any bill, notice or demand
from Landlord to Tenant, may be delivered personally at the Premises or sent by first class, or email, or certified mail, or by any nationally
recognized overnight delivery service and addressed to Tenant at the Premises or at the address first set forth herein. Such bill, notice
or demand shall be deemed to have been given at the time of delivery, mailing, emailing or receipt by such delivery service. Any notice,
request or demand from Tenant to Landlord must be sent by registered or certified mail to the address first set forth herein, with a copy
to: Baltzis Daigle LLP, 444 Madison Avenue, 32nd Floor, New York, New York 10022. Any notice, request or demand from Landlord to Tenant
which will serve as a predicate to the commencement of litigation, must be sent by registered or certified mail to the address first set
forth herein with a copy to: Moritt Hock &amp; Hamroff LLP. 400 Garden City Plaza, New York, New York 11530, Attention: Anthony Ficara,
Esq.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
28 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>WATER AND SEWER</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">28.01 Landlord shall provide water
and sewer service to the Premises through the presently existing facilities servicing the Premises. Tenant shall pay to Landlord 110%
of the costs to furnish water and sewer service to the Premises as measured by a separate water sub-meter servicing the Premises, which
sub-meter the Landlord shall install. Tenant shall pay the costs to furnish water and sewer service to the Premises with within ten (10)
days after written demand therefor is given to Tenant and said costs for water and service shall constitute Additional Rent.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
29 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>HEAT</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">29.01 Landlord shall have no duty
to provide heat to the Premises.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
30 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>PEST CONTROL</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">30.01 Tenant agrees to install such
other health and sanitary facilities as may be required by the municipal authorities having jurisdiction either presently or in the future,
whether such requirement is imposed upon Landlord or Tenant, and to engage an exterminating service on a monthly basis, or more often
if necessary, at its own cost and expense throughout the Term, which service will utilize the best prevailing method for the prevention
of any infestation by, and extermination of, rats, mice, insects and other vermin.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">30.02. If, in Landlord&rsquo;s sole judgment, Tenant shall fail to satisfactorily carry out the provisions of this
paragraph, Landlord may, but shall not
be obligated to, have additional exterminating services performed within the Premises, as and when Landlord deems reasonably necessary
to prevent any infestation of rodents or vermin of any kind. Tenant shall allow access to Landlord&rsquo;s pest control contractors for
this purpose and pay Tenant&rsquo;s Share for said service within ten (10) days after written demand therefor, and such amounts so repayable
shall be considered as Additional Rent.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
31 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>SECURITY DEPOSIT</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">31.01 Tenant shall pay $300,000.00
as security under this Lease. Upon execution of this Lease, Tenant shall deposit with Landlord the sum of $300,000.00 as security (the
&ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Security</U>&rdquo;) for the performance by Tenant of the terms of this Lease. Landlord may use any part of the Security to
satisfy any default of Tenant and any expenses arising from such default (beyond applicable notice, cure or grace period), including but
not limited to legal fees and any damages or rent deficiency before or after re-entry by Landlord. Tenant shall, within ten (10) days
after receipt of written demand, deposit with Landlord the full amount so used, and/or any amount not so deposited by Tenant, in order
that Landlord shall have the full Security deposit on hand at all times during the term of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">31.02 If Tenant shall comply fully
with the terms of this Lease, then the Security shall be returned to Tenant after the date fixed as the end of the Lease. In the event
of a sale or lease of the Building containing the Premises, Landlord may transfer the Security to the purchaser or tenant, and Landlord
shall thereupon be released from all liability for the return of the Security. This provision shall apply to every transfer or assignment
of the Security to a new Landlord. Tenant shall have no legal power to assign or encumber the Security herein described.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">31.03 The parties agree that $150,000.00
of the Security will be applied as prepayment of Base Rent for the following months and in the amounts noted beside each month: (i) March
2025 Base Rent ($40,000.00); (ii) April 2025 Base Rent ($47,000.00); (iii) May 2026 Base Rent ($47,000.00); and (iv) partial payment of
the June 2026 Base Rent ($16,000.00).</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">31.04 After Tenant receives the
afore-described credits for prepaid Base Rent as outlined in Paragraph 31.03 above, effective July 1, 2025 through the duration of this
Lease (and any renewal period(s) thereof), the amount remaining in security shall be $150,000.00 and Tenant shall maintain said sum in
security.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
32 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>TAX ESCALATION</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">32.01 Tenant shall pay to Landlord,
as Additional Rent, tax escalation in accordance with this Article:</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">(a) For the purpose of this Article,
the following definitions shall apply:</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(i) The term &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Tenant&rsquo;s
Share</U>&rdquo;, for purposes of computing tax escalation, shall mean twenty-nine and a half percent (29.5%).</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(ii) The term the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Building
Project</U>&rdquo; shall mean the aggregate combined parcel of land on a portion of which are the improvements of which the Premises form
a part, with all the improvements thereon, said improvements being a part of the block and lot for tax purposes which are applicable to
the aforesaid land.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(iii) The &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Base
Tax Year</U>&rdquo; shall mean the New York City fiscal tax year commencing on July 1, 2023 through June 30, 2024.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(iv) The term &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Comparative
Year</U>&rdquo; shall mean the twelve (12) month period following the Base Tax Year, and each subsequent period of twelve (12) months
thereafter.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(v) The term &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Real
Estate Taxes</U>&rdquo; shall mean the total of all taxes and special or other assessments levied, assessed or imposed at any time by
any governmental authority upon or against the Building Project including, without limitation, any tax or assessment levied, assessed
or imposed at any time by any governmental authority in connection with the receipt of income or rents from said Building Project to the
extent that same shall be in lieu of all or a portion of any of the aforesaid taxes or assessments, or additions or increases thereof,
upon or against said Building Project. If, due to a future change in the method of taxation or in the taxing authority, or for any other
reason, a franchise, income, transit, profit or other tax or governmental imposition, however designated, shall be levied against Landlord
in substitution in whole or in part for the Real Estate Taxes, or in lieu of additions to or increases of said Real Estate Taxes, then
such franchise, income, transit, profit or other tax or governmental imposition shall be deemed to be included within the definition of
&ldquo;Real Estate Taxes&rdquo; for the purposes hereof.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">(vi) Where more than one
assessment is imposed by the City of New York for any tax year, whether denominated an &ldquo;actual assessment&rdquo; or a &ldquo;transitional
assessment&rdquo; or otherwise, then the phrases herein &ldquo;assessed value&rdquo; and &ldquo;assessments&rdquo; shall mean whichever
of the actual, transitional or other assessment is designated by the City of New York as the taxable assessment for that tax year.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">32.02 In the event that the Real
Estate Taxes payable for any Comparative Year shall exceed the amount of the Real Estate Taxes payable during the Base Tax Year, Tenant
shall pay to Landlord, as Additional Rent for such Comparative Year, an amount equal to Tenant&rsquo;s Share of the excess. Before or
after the start of each Comparative Year, Landlord shall furnish to Tenant a statement of the Real Estate Taxes payable during the Comparative
Year. If the Real Estate Taxes payable for such Comparative Year exceed the Real Estate Taxes payable during the Base Tax Year, Additional
Rent for such Comparative Year, in an amount equal to Tenant&rsquo;s Share of the excess, shall be due from Tenant to Landlord, and such
Additional Rent shall be payable by Tenant to Landlord within forty-five (45) days after receipt of the aforesaid statement. The benefit
of any discount for any early payment or prepayment of Real Estate Taxes shall accrue solely to the benefit of Landlord, and such discount
shall not be subtracted from the Real Estate Taxes payable for any Comparative Year. In addition to the foregoing, Tenant shall pay to
Landlord, on demand, as Additional Rent, a sum equal to Tenant&rsquo;s Share of any business improvement district assessment payable by
the Building Project.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">32.03 If, after Tenant shall have
made a payment of Additional Rent under Section 32.02, Landlord shall receive a refund of any portion of the Real Estate Taxes payable
for any Comparative Year after the Base Tax Year on which such payment of Additional Rent shall have been based, as a result of a reduction
of such Real Estate Taxes by final determination of legal proceedings, settlement or otherwise, Landlord shall within sixty (60) days
after receiving the refund pay to Tenant Tenant&rsquo;s Share of the refund less Tenant&rsquo;s Share of expenses (including attorneys&rsquo;
and appraisers&rsquo; fees) actually incurred by Landlord in connection with any such application or proceeding. In addition to the foregoing, Tenant shall pay to Landlord, as Additional Rent, within ten (10) days after Landlord
shall have delivered to Tenant a statement therefor, Tenant&rsquo;s Share of all expenses incurred by Landlord in reviewing or contesting
the validity or amount of any Real Estate Taxes or for the purpose of obtaining reductions in the assessed valuation of the Building Project
prior to the billing of Real Estate Taxes, including without limitation, the fees and disbursements of attorneys, third party consultants,
experts and others.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">32.04 The statements of the Real
Estate Taxes to be furnished by Landlord as provided above shall be certified by Landlord and shall constitute a final determination as
between Landlord and Tenant of the Real Estate Taxes for the periods represented thereby, unless Tenant within thirty (30) days after
they are furnished shall give a written notice to Landlord that it disputes their accuracy or their appropriateness, which notice shall
specify the particular respects in which the statement is inaccurate or inappropriate. If Tenant shall so dispute said statement then,
pending the resolution of such dispute, Tenant shall pay the Additional Rent to Landlord in accordance with the statement furnished by
Landlord. A failure by Landlord to submit to Tenant a statement with respect to a Comparative Year within twelve (12) months following
the expiration of said Comparative Year shall constitute a waiver of Landlord&rsquo;s right to subsequently send a statement with respect
to said Comparative Year.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">32.05 In no event shall the Fixed
Annual Rent under this Lease be reduced by virtue of this Article.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">32.06 Upon the date of any expiration
or termination of this Lease (except termination because of Tenant&rsquo;s default) whether the same be the date hereinabove set forth
for the expiration of the Term or any prior or subsequent date, a proportionate share of said Additional Rent for the Comparative Year
during which such expiration or termination occurs shall immediately become due and payable by Tenant to Landlord, if it was not theretofore
already billed and paid. The said proportionate share shall be based upon the length of time that this Lease shall have been in existence
during such Comparative Year. Landlord shall promptly cause statements of said Additional Rent for that Comparative Year to be prepared
and furnished to Tenant. Landlord and Tenant shall thereupon make appropriate adjustments of amounts then owing.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">32.07 Nothing contained in this
Lease shall obligate Landlord to bring any application or proceeding seeking a reduction in Taxes. Tenant, for itself and its immediate
and remote subtenants and successors in interest hereunder, hereby waives, to the extent permitted by law, any right Tenant may now or
in the future have to protest or contest any Taxes or to bring any application or proceeding seeking a reduction in taxes.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">32.08 Except as otherwise provided
for herein, Landlord&rsquo;s and Tenant&rsquo;s obligations to make the adjustments referred to in this Article above shall survive any
expiration or termination of this Lease. Except as otherwise provided for herein, any delay or failure of Landlord in billing any tax
escalation hereinabove provided shall not constitute a waiver of or in any way impair the continuing obligation of Tenant to pay such
tax escalation hereunder.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
33 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>LANDLORD&rsquo;S
WORK</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">33.01 Other than the items provided
for on Exhibit E hereto (&ldquo;Landlord&rsquo;s Work&rdquo;), Tenant agrees and understands that the Premises is being delivered in its
&ldquo;As-Is&rdquo; condition. Landlord shall have no responsibility or duty to perform any work to prepare the Premises for Tenant&rsquo;s
occupancy, and Tenant shall accept the Premises in its present &ldquo;as is&rdquo; &ldquo;where-is&rdquo; condition. Tenant agrees that
no representations respecting the condition of the Premises and that no promises to construct, alter, improve or decorate the Demised
Premises have been made by Landlord or its agents or employees.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">33.02 Notwithstanding anything herein
to the contrary, Landlord shall cure any open violations issued at the Premises which would work to impede Tenant&rsquo;s ability to secure
work permits for Tenant&rsquo;s Initial Alterations. Landlord shall cure any such open violations at Landlord&rsquo;s cost and expense.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
34 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>ESTOPPEL CERTIFICATE</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">34.01 At any
time, and from time to time, upon written request by Landlord, Tenant hereby agrees to deliver, within ten (10) days after request, a
certificate to Landlord or to any present or proposed (a) mortgagee, (b) lessor under a superior lease, or (c) purchaser designated by
Landlord, in the form supplied, certifying: (1) that Tenant has accepted the Premises (or, if Tenant has not done so, that Tenant has
not accepted the Premises, and specifying the reasons therefor); (2) that this Lease is in full force and effect and has not been modified
(or if modified, setting forth all modifications), or, if this Lease is not in full force and effect, the certificate shall so specify
the reasons therefor; (3) the Commencement Date, the Expiration Date and the terms of any extension options of Tenant, if any; (4) the
date to which the Rent and Additional Rent have been paid under this Lease and the amount thereof then payable; (5) the amount of the
Security Deposit and prepaid rent, if any, being held by Landlord; (6) whether there are then any existing defaults by Landlord in the
performance of its obligations under this Lease, and, if there are any such defaults, specifying the nature and extent thereof; (7) that
no notice has been received by Tenant of any default under this Lease which has not been cured, except as to defaults specified in the
certificate; (8) the capacity of the person executing such certificate, and that such person is duly authorized to execute the same on
behalf of Tenant; and (9) any other information reasonably requested by Landlord or its present or proposed purchaser, the holder of any
mortgage, or lessor under a superior lease.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
35 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>AIR CONDITIONING
EQUIPMENT</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">35.01 Landlord shall not be required
to provide any air conditioning service to Tenant at the Premises. Tenant shall be responsible for providing heat and air conditioning
in the Premises, and perform all repairs, maintenance and replacements to the A/C System, as defined below.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">35.02 The heating and air conditioning
equipment shall include all equipment installed by tenant including without limitation to heat pumps, compressors, fans, air handlers,
and electrical and plumbing lines servicing the same (collectively, the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">A/C Equipment</U>&rdquo;) and all other air conditioning
systems, equipment and facilities hereafter located in or servicing the Premises (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Supplemental Systems</U>&rdquo;) including,
without limitation, the ducts, dampers, registers, grilles and appurtenances utilized in connection with both the new A/C Equipment and
the Supplemental Systems (collectively hereinafter referred to as the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">A/C System</U>&rdquo;), shall be maintained, repaired,
operated, or replaced by Tenant in compliance with all present and future laws and regulations relating thereto at Tenant&rsquo;s sole
cost and expense. Tenant shall pay for all electricity consumed in the operation of the AC System, and Tenant&rsquo;s proportionate share
of the electric current (and/or water, gas and steam) for the production of chilled and/or condenser water and its supply to the Premises,
if applicable, which shall become the obligation of Tenant subject to the terms of this Lease. Tenant shall pay for all parts and supplies
necessary for the proper operation of the A/C System (and any restoration or replacement by Tenant of all or any part thereof shall be
in quality and class at least equal to the original work or installations); provided, however, that Tenant shall not alter, modify, remove
or replace the A/C System, or any part thereof, without Landlord&rsquo;s prior written consent, which consent shall not be unreasonably
withheld, delayed or conditioned. Tenant shall be responsible for all periodic inspections of the A/C System and/or A/C Equipment and
maintain compliance with all statutes, rules and regulations affecting the A/C System and/or A/C Equipment, and shall procure all applicable
permits, approvals and/or inspections with all governmental and/or quasi-governmental agencies having jurisdiction over the A/C System
and/or A/C Equipment.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><I STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</I></P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">35.03 Without limiting the generality of the foregoing,
Tenant shall, at its own cost and expense, (a) cause to be performed all maintenance of the A/C System, including all repairs and replacements
thereto, and (b) commencing as of the date upon which Tenant shall complete installation of the A/C System, and thereafter throughout
the Term of the Lease, maintain in force and provide a copy of same to Landlord an air conditioning service repair and full service maintenance
contract covering the A/C System in form satisfactory to Landlord with an air conditioning contractor or servicing organization approved
by Landlord. All such contracts shall provide for the thorough overhauling of the A/C System at least once each year during the Term of
this Lease and shall expressly state that (i) it shall be an automatically renewing contract terminable upon not less than thirty (30)
days prior written notice to the Landlord (sent by certified mail, return receipt requested) and (ii) the contractor providing such service
shall maintain a log at the Premises detailing the service provided during each visit pursuant to such contract. Tenant shall keep such
log at the Premises and permit Landlord to review same promptly after Landlord&rsquo;s request. The A/C System is and shall, once installed
in the Premises, become the property of Landlord, and at the expiration or sooner termination of the Lease, Tenant shall surrender to
Landlord the A/C System in good working order and condition, subject to normal wear and tear and shall deliver to Landlord a copy of the
service log. In the event that Tenant fails to obtain the contract required herein or perform any of the maintenance or repairs required
hereunder, Landlord shall have the right, but not the obligation, to procure such contract and/or perform any such work and charge the
Tenant as Additional Rent hereunder the cost of same plus an administrative fee equal to fifteen percent (15%) of such cost which shall
be paid for by Tenant on demand.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">35.04 Notwithstanding anything to the contrary, Tenant
shall install its own thermostat in the Premises for which Tenant shall have exclusive control of the A/C Equipment. Tenant understands
that the A/C Equipment shall service only the Premises, exclusively, and Tenant shall be permitted to operate the A/C Equipment as and
when Tenant desires to use the same, at Tenant&rsquo;s sole cost and expense.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">35.06. Landlord hereby acknowledges that Tenant intends
to have the exhaust system from the kitchen in the Premises (the &ldquo;Exhaust System&rdquo;) run in the back of the Building, facing
the courtyard, up to the roof. Notwithstanding the foregoing, in the event Tenant determines it is necessary to have said system installed
in another Building location, subject to Landlord&rsquo;s prior written consent (which consent shall not to be unreasonably withheld,
delayed, or conditioned), Landlord will permit any reasonable and necessary Building penetration (the &ldquo;Penetration&rdquo;), at Tenant&rsquo;s
sole cost and expense, provided same is undertaken in accordance with all applicable law. Tenant will use commercially reasonable efforts
not to unreasonably interfere with any other Building tenancies during the installation of the Exhaust System and/or the Penetration.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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    <DIV STYLE="break-before: page; margin-top: 6pt">&nbsp;</DIV>
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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
36 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>SHORING</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">36.01 Tenant shall permit any person
authorized to make an excavation on land adjacent to the Building containing the Premises to do any work within the Premises necessary
to preserve the wall of the Building from injury or damage, and Tenant shall have no claim against Landlord for damages or abatement of
rent by reason thereof.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
37 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>EFFECT OF CONVEYANCE,
ETC.</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">37.01 If the Building containing
the Premises shall be sold, transferred or leased, or the lease thereof transferred or sold, Landlord shall be relieved of all future
obligations and liabilities hereunder and the purchaser, transferee or tenant of the Building shall be deemed to have assumed and agreed
to perform all such obligations and liabilities of Landlord hereunder. In the event of such sale, transfer or lease, Landlord shall also
be relieved of all existing obligations and liabilities hereunder, provided that the purchaser, transferee or tenant of the Building assumes
in writing such obligations and liabilities.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
38 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>RIGHTS OF SUCCESSORS
AND ASSIGNS</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">38.01 This Lease shall bind and
inure to the benefit of the heirs, executors, administrators, successors, and, except as otherwise provided herein, the assigns of the
parties hereto. If any provision of any Article of this Lease or the application thereof to any person or circumstances shall, to any
extent, be invalid or unenforceable, the remainder of that Article, or the application of such provision to persons or circumstances other
than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each provision of said Article and of this
Lease shall be valid and be enforced to the fullest extent permitted by law.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
39 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>CAPTIONS</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">39.01 The captions herein are inserted
only for convenience, and are in no way to be construed as a part of this Lease or as a limitation of the scope of any provision of this
Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
40 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>BROKERS</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">40.01 Each party (the &ldquo;Indemnifying
Party&rdquo;) covenants, represents and warrants to the other (the &ldquo;Indemnified Party&rdquo;) that the Indemnified Party has had
no dealings or negotiations with any broker or agent in connection with the consummation of this Lease other than Okada &amp; Company
LLC and The Heller Organization, Inc. (collectively, the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Broker</U>&rdquo;) and the Indemnifying Party covenants and agrees
to defend, hold harmless and indemnify the Indemnified Party from and against any and all cost, expense (including reasonable attorneys&rsquo;
fees) or liability for any compensation, commissions or charges claimed by any broker or agent with respect to this Lease or the negotiation
thereof.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">40.02 Landlord agrees to pay the
commission in connection with this Lease earned by the Broker pursuant to a separate agreement.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
41 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>ELECTRICITY</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">41.01 Landlord represents that there
is an electrical meter/submeter dedicated to the Premises which is in working order; Tenant shall maintain this meter/submeter in working
order.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">41.02 Immediately upon the execution
of this Lease, Tenant shall arrange to obtain in its own name electrical energy directly from the public utility company furnishing electrical
energy to the Building. Tenant shall arrange to obtain and maintain the service and shall pay all costs associated with the establishment
and maintenance of such service, all usage costs thereof and meters therefore.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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    <DIV STYLE="break-before: page; margin-top: 6pt">&nbsp;</DIV>
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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">41.03 Tenant&rsquo;s use of electrical
energy in the Premises shall never exceed that portion of the capacity allocable to Tenant of (i) the existing feeders to the Building
or the electricity available to Tenant through then existing risers or wiring installations to the Premises or (ii) any of the electrical
conductors, machinery and equipment in or otherwise serving the Premises (in any event, giving due consideration to the needs of existing
and potential tenants using the same risers, wiring installations or other equipment, as well as to Landlord&rsquo;s electrical needs
in connection with the operation of the Building and the provision of emergency services). No additional riser or risers or other equipment
to supply Tenant&rsquo;s electrical requirements shall be installed without Landlord&rsquo;s prior approval, which may be withheld in
Landlord&rsquo;s sole and absolute discretion. In order to insure that the electrical capacity of the Building&rsquo;s facilities is not
exceeded and to avert possible adverse effect upon the Building&rsquo;s electrical systems, if any, Tenant shall not, without the prior
consent of Landlord, make or perform or permit any alteration to wiring installations or other electrical facilities in or serving the
Premises or any additions to the electrical fixtures, business machines or office equipment or appliances (other than typewriters and
similar low energy consuming office machines) in the Premises which utilize electrical and/or gas energy. Any additional risers, feeders,
or other equipment proper or necessary to supply Tenant&rsquo;s electrical requirements, upon written request of Tenant, will be installed
by Landlord at the sole cost and expense of Tenant, if, in Landlord&rsquo;s sole judgment, the same will not interfere with Landlord&rsquo;s
present or anticipated future electrical needs with respect to the Building and/or existing or future tenants of the Building or cause
permanent damage or injury to the Building or entail excessive or unreasonable alterations or interfere with or disturb other tenants.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">41.04 Landlord shall have no liability
to Tenant for any loss, damage or expense which Tenant may sustain or incur by reason of any change, failure, inadequacy or defect in
the supply or character of the electrical or gas energy furnished to the Premises or if the quantity or character of the electrical or
gas energy is no longer available or suitable for Tenant&rsquo;s requirements except for any actual damage suffered by Tenant by reason of any such failure, inadequacy or defect caused by Landlord&rsquo;s
negligence, and then only after actual notice has been provided in Article 27.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">41.05. Landlord, as part of Landlord&rsquo;s
Work, shall deliver the Premises to Tenant with 800 amps of electric service (&ldquo;Electricity Service&rdquo;). Delivery of the Premises
with Electricity Service shall occur on or prior to the earlier of (i) the Rent Commencement Date or (ii) Tenant&rsquo;s opening for business
at the Premises (&ldquo;Opening Day&rdquo;).</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">41.06. Notwithstanding the terms
of this Article 41 to the contrary, if: (i) the interruption in the utilities to the Premises, caused solely by Landlord, is for a period
in excess of thirty (30) consecutive days after Tenant notifies Landlord of such cessation (the &ldquo;Interruption Notice&rdquo;); and
(ii) such cessation is not caused by a fire or other casualty (in which case Paragraph shall control); and (iii) as a result of such cessation,
the Premises, or a material portion thereof, is rendered untenantable and Tenant in fact ceases to use the Premises, or material portion
thereof, then Tenant, as its sole remedy, shall be entitled to receive an abatement of rent payable hereunder during the period beginning
on the thirty-first (31st) consecutive day following Landlord&rsquo;s receipt of the Interruption Notice and ending on the day when the
utility in question has been restored. In the event the entire Premises has not been rendered untenantable by the cessation in utility
service, the amount of abatement that Tenant is entitled to receive shall be prorated based upon the percentage of the Premises so rendered
untenantable and not used by Tenant. For purposes of this Article 41, the phrase &ldquo;material portion&rdquo; shall mean at least seventy
percent (70%) of the Premises.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
42 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>LEASE SUBMISSION</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">42.01 Landlord and Tenant agree
that this Lease is submitted to Tenant on the understanding that it shall not be considered an offer and shall not bind Landlord in any
way unless and until (i) Tenant has duly executed and delivered duplicate originals thereof to Landlord and (ii) Landlord has executed
and delivered one of said originals to Tenant.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
43 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>INSURANCE</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">43.01. Tenant shall not violate,
or permit the violation of, any condition imposed by the standard fire insurance policy then issued for buildings in the Borough of Manhattan,
City of New York, and shall not do, or permit anything to be done, or keep or permit anything to be kept in the Premises which would subject
Landlord to any liability or responsibility for personal injury or death or property damage, or which would increase the fire or other
casualty insurance rate on the Building or the property therein over the rate which would otherwise then be in effect (unless Tenant pays
the resulting premium as hereinafter provided for) or which would result in insurance companies of good standing refusing to insure the
building or any of such property in amounts reasonably satisfactory to Landlord.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">43.02 Tenant
covenants to provide on or before the earlier to occur of (i) the Commencement Date, and (ii) ten (10) days from the date of this
Lease, and to keep in force, at Tenant&rsquo;s own cost, during the term hereof the following insurance coverage which coverage
shall be effective from and after such first Commencement Date:</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1.5in">(a) A Commercial General Liability
insurance policy naming Landlord and its designees as additional insureds protecting Landlord, its designees against any alleged liability,
occasioned by any incident involving injury or death to any person or damage to property of any person or entity, on or about the Building,
the Premises, common areas or areas around the Building or premises. Such insurance policy shall include Products and Completed Operations
Liability and Contractual Liability covering the liability of the Tenant to the Landlord by virtue of the indemnification agreement in
this Lease, covering bodily injury liability, property damage liability, personal injury &amp; advertising liability and fire legal liability,
all in connection with the use and occupancy of or the condition of the Premises, the Building or the related common areas, in amounts
not less than:</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1.5in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.75in">$3,000,000, general aggregate
per location</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.75in">$3,000,000, per occurrence
for death, bodily injury or property damage</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.75in">$3,000,000, personal
&amp; advertising injury</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 1in; text-align: justify; text-indent: 0.75in">$1,000,000, fire legal
liability</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">Such insurance may be carried under a blanket policy
covering the Premises and other locations of Tenant, if any, provided such a policy contains an endorsement (i) naming Landlord and its
designees as additional insureds, (ii) specifically referencing the Premises; and (iii) guaranteeing a minimum limit available for the
Premises equal to the limits of liability required under this Lease;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1.5in">(b) &ldquo;All-risk&rdquo; insurance,
including flood, earthquake and terrorism coverage in an amount adequate to cover the cost of replacement of all personal property, fixtures,
furnishings, equipment, improvements, betterments and installations located in the Premises, whether or not installed or paid for by the
Landlord.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1.5in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1.5in">(c) Plate glass insurance (on
a replacement cost basis insuring 100% of value).</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1.5in">(d) Business interruption insurance
in an amount equal to not less than one (1) year&rsquo;s Base Rent.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1.5in">(e) Terrorism insurance coverage
in amounts reasonably required by Landlord.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1.5in">(f) Liquor liability insurance
of no less than $2,000,000; provided that such coverage shall be required only from and after the earliest to occur of: (i) Tenant&rsquo;s
receipt of a liquor license for the Premises, and (ii) any earlier date that liquor is sold within the Premises by or at the request of
Tenant or within Tenant&rsquo;s control.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1.5in">(g) Such other coverage and in
such amounts as Landlord may reasonably require from time to time consistent with what a prudent landlord of similar properties in Manhattan
may reasonably require.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1.5in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">43.03 All such policies shall be
issued by companies of recognized responsibility permitted to do business within New York State and approved by the Landlord and rated
by Best&rsquo;s Insurance Reports or any successor publication of comparable standing and carrying a rating of A- VIII or better or the
then equivalent of such rating, and all such policies shall contain a provision whereby the same cannot be canceled or modified unless
Landlord and any additional insured are given at least thirty (30) days prior written notice of such cancellation or modification.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">43.04 Prior to the time such insurance
is first required to be carried by Tenant and thereafter, at least fifteen (15) days prior to the expiration of any such policies, Tenant
shall deliver to Landlord either duplicate originals of the aforesaid policies, together with evidence of payment for the policy. If Tenant
delivers certificates as aforesaid Tenant, upon reasonable prior notice from Landlord, shall make available to Landlord, at the Premises,
duplicate originals of such policies from which Landlord may make copies thereof, at Landlord&rsquo;s cost. Tenant&rsquo;s failure to
provide and keep in force the aforementioned insurance shall be regarded as a material default hereunder, entitling Landlord to exercise
any or all of the remedies as provided in this Lease in the event of Tenant&rsquo;s default. In addition, in the event Tenant fails to
provide and keep in force the insurance required by this Lease, at the times and for the durations specified in this Lease, Landlord shall
have the right, but not the obligation, at any time and from time to time, and without notice, to procure such insurance and/or pay the
premiums for such insurance in which event Tenant shall repay Landlord within five (5) days after demand by Landlord, as Additional Rent,
all sums so paid by Landlord and any costs or expenses incurred by Landlord in connection therewith without prejudice to any other rights
and remedies of Landlord under this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">43.05 Landlord and Tenant shall
each endeavor to secure an appropriate clause in, or an endorsement upon, each &ldquo;all-risk&rdquo; insurance policy obtained by it
and covering property as stated in 43.02 (b), pursuant to which the respective insurance companies waive subrogation against each other
and any other parties, if agreed to in writing prior to any damage or destruction. The waiver of subrogation or permission for waiver
of any claim hereinbefore referred to shall extend to the agents of each party and its employees and, in the case of Tenant, shall also
extend to all other persons and entities occupying or using the Premises in accordance with the terms of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">43.06 Subject to the foregoing provisions
of this Article, and insofar as may be permitted by the terms of the insurance policies carried by it, Tenant hereby releases Landlord
with respect to any claim (including a claim for negligence) which it might otherwise have against the Landlord for loss, damages or destruction
with respect to its property by fire or other casualty (including rental value or business interruption, as the case may be) occurring
during the Term of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">43.07 If, by reason of a failure
of Tenant to comply with the provisions of this Lease, the rate of fire insurance with extended coverage on the building or equipment
or other property of Landlord shall be higher than it otherwise would be, Tenant shall reimburse Landlord, on demand, for that part of
the premiums for fire insurance and extended coverage paid by Landlord because of such failure on the part of Tenant.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">43.08. Landlord may, from time to
time, require that the amount of the insurance to be provided and maintained by Tenant hereunder be increased so that the amount thereof
adequately protects Landlord&rsquo;s interest, but in no event in excess of the amount that would be required of other tenants in other
similar leases in the Borough of Manhattan.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">43.09 A schedule or make up of rates
for the building or the Premises, as the case may be, issued by the New York Fire Insurance Rating Organization or other similar body
making rates for fire insurance and extended coverage for the premises concerned, shall be conclusive evidence of the facts therein stated
and of the several items and charges in the fire insurance rate with extended coverage then applicable to such premises.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">43.10 Each policy evidencing the
insurance to be carried by Tenant under this Lease shall contain a clause that such policy and the coverage evidenced thereby shall be
primary with respect to any policies carried by Landlord, and that any coverage carried by Landlord shall be excess insurance. The limits
of such insurance shall not limit the liability of Tenant.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
44 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>SIGNAGE</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">44.01 Subject to the Landlord&rsquo;s prior written
approval (which approval shall not be unreasonably withheld, delayed or conditioned), all governing laws, and other limitations and conditions
set forth in this Lease, Tenant may install on the exterior of the Premises and shall maintain signs identifying the Tenant&rsquo;s business
all at Tenant&rsquo;s sole cost and expense.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">44.02 Tenant shall submit to Landlord, for Landlord&rsquo;s
prior approval (which shall not be unreasonably withheld, delayed or conditioned) (i) subject to the other terms and conditions of this
Lease and (ii) on condition that Tenant has complied, and continues to comply, with all the terms and conditions of this Lease) a sketch
with all dimensions of the proposed sign, designating colors and showing the size, manner of illumination and general appearance thereof,
together with a statement specifying the manner in which the sign are to be affixed to the Premises, or any portion thereof. Tenant shall
not commence work of installing said sign unless and until Landlord shall have approved the same in writing. Tenant shall remove said
sign at the expiration of the Term hereof or sooner termination of the Term and shall restore the Premises to the same condition they
were in prior to the installation of said sign. Notwithstanding the foregoing, Tenant shall not place or install any sign in or on the
Premises other than as set forth above, including but not limited to, any posters, flyers or hand-lettered signs or notices, without Landlord&rsquo;s
prior written consent. A schematic setting forth the proposed signage Tenant intends to install on the exterior wall of the Premises is
annexed hereto and made a part hereof as Exhibit &ldquo;C.&rdquo;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">44.03 Signs inside the Premises, which are not visible
from outside the Premises, shall not require the Landlord&rsquo;s consent but must comply with all governing laws, be solely intended
to promote Tenant&rsquo;s business and not have any political or religious connotations or refer to race or incite violence.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">44.04 In the event that scaffolding is erected along
the Building directly in front of the Premises, then, subject to Landlord&rsquo;s prior written consent, which shall not be unreasonably
withheld or delayed, Tenant shall be permitted at its sole cost and expense, to install a sign which states Tenant&rsquo;s name directly
onto the scaffolding, provided that sign and its placement on the scaffolding complies with all safety regulations and applicable laws.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
45 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>ACCESS</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">45.01 At any time at Landlord&rsquo;s sole, but reasonable,
discretion, upon at least twenty-four (24) hours prior notice, and together with a representative of Tenant, any Governmental Authority
and/or Landlord or its agents or contractors may enter the Premises to access any portion of the basement (whether or not part of the
Premises). In the event that Tenant does not grant such access or is not present to grant such access into the Premises or Landlord does
not have a key to the Premises to gain entry, and such entry is necessary due to an emergency, Landlord shall be permitted to break the
lock(s) of any door(s) or gate(s) to gain entry into the Premises and, Landlord shall not be required to replace any of such locks or
doors or gates (but may do so at Tenant&rsquo;s sole cost and expense, to be refunded to Landlord as Additional Rent immediately upon
demand therefore) and shall not be liable therefore or be liable for the loss or theft of any possessions therein upon Landlord doing
so.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
46 </FONT></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">LIQUOR LICENSE</U></B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">46.01 This Lease is subject to the
ability of Tenant to obtain approval from the Local Community Board and a license from the governmental authorities having jurisdiction
(i.e., New York State Liquor Authority [the &ldquo;SLA&rdquo;]) for a liquor license at the Premises (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Liquor License</U>&rdquo;).
Tenant agrees, no later than sixty (60) days after the date of this Lease, to make notification to the local community board and proceed
with due diligence to obtain same for the Premises, at its own cost and expense. Specifically, Tenant shall provide to Landlord the following
proofs within the first seventy-five (75) days after this Lease is signed: (i) a copy of the advance 30-day notice to Community Board
4; the mailing receipt to the SLA; and (iii) the filing receipt for the a copy SLA-issued liquor license application Tenant shall provide
to Owner a copy of the application and keep Owner apprised of the status thereof. In the event that Tenant is unable to obtain the Liquor
License for the Premises within two hundred seventy (270) days after this Lease is executed, despite diligently and expeditiously pursuing
such license, Tenant shall have the right to terminate this Lease. Landlord shall comply with Tenant&rsquo;s reasonable requests to execute
any documents reasonably required in order to complete its application for the Liquor License, and any consents or approvals required
from Landlord shall not be unreasonably withheld, conditioned or delayed by Landlord.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">46.02 In the event
that Tenant or Landlord exercises its termination right under this Article within the first two hundred seventy (270) days after
this Lease is signed, Tenant shall (i) forfeit half of the Security (as defined in Article 31 hereof) and (ii) Landlord&rsquo;s
attorneys&rsquo; fees shall be paid to the Landlord by Tenant, but in no event more than $10,000.00. The Premises shall be
surrendered upon exercise of the termination right under this Paragraph, and all improvements installed and Alterations [as said
term is defined under Article 8] performed at the Premises shall, at the option of Landlord, either be forfeited by Tenant and the
same shall remain after Tenant&rsquo;s surrender or Tenant shall remove any improvements performed by Tenant at the Premises during
said time period. In the event that Tenant&rsquo;s Alterations cause any structural damage to the Building, Landlord shall have the
right to repair said damage at Tenant&rsquo;s sole cost and expense; the costs thereof to constitute Additional Rent due under this
Lease. Tenant shall pay Rent which shall commence after the 10-month free rent period referred to in Paragraph 3.02 below expires.
In the event that Tenant does not exercise its termination right under this Paragraph and the Liquor License application is still
pending after the Rent Abatement Period lapses, Tenant shall nonetheless be obligated to pay Rent.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">ARTICLE 47</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>COMPLIANCE WITH
LAW</U></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">47.01 If, at any time during the
Term hereof, Landlord expends any sums for alterations or improvements to the Building which are required to be made pursuant to any
law, ordinance or governmental regulation, Tenant shall pay to Landlord, as Additional Rent, Tenant&rsquo;s Share of such cost
within ten (10) days after demand therefor; provided, however, that if the cost of such alteration or improvement is one which is
required to be amortized over a period of time pursuant to applicable governmental regulations, Tenant shall pay to Landlord, as
Additional Rent, during each year in which occurs any part of the Term, Tenant&rsquo;s Share of the cost thereof amortized on a
straight line basis over an appropriate period, but not more than ten (10) years. Notwithstanding anything to the contrary contained
herein, in the event that the requirement for the performance of any such alteration or improvement is attributable to the actions,
installations, use or manner of use of the Premises by Tenant, then in such event Tenant shall be responsible to pay the entire cost
imposed by Landlord with respect to such alteration or improvement.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">47.02. Notwithstanding the terms of paragraph 47.01
to the contrary, in the event Landlord is required to erect scaffolding and/or sidewalk bridges and/or other required safety installation
(collectively, the &ldquo;Scaffolding Work&rdquo;) in connection with Building work required to be undertaken pursuant to any applicable
law, including, without limit, Local Law 11, and/or in connection with any fa&ccedil;ade or Building work voluntarily undertaken by Landlord
in its sole discretion, all of such costs shall be borne exclusively by Landlord and shall in no event be shared by Tenant as Additional
Rent. In the event Scaffolding Work is necessary as a result of Tenant&rsquo;s negligent or willful misconduct, or in connection with
work requested by Tenant of Landlord to be undertaken following the commencement hereof (other than Landlord&rsquo;s Work, as applicable),
then Tenant shall be responsible for Tenant&rsquo;s Share of such costs as Additional Rent hereunder.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">47.03. 40. Landlord agrees, however, that to the extent
reasonably practicable and within its control, (i) such Scaffolding Work shall not materially obstruct the entrance to and exit from,
the Premises and (ii) Landlord shall diligently seek to minimize the duration of the presence of the Scaffolding Work and shall promptly
remove the Scaffolding Work upon completion of the work for which the Scaffolding Work is installed. Subject to emergency, Tenant shall
be provided reasonable prior written notice (no later than the day following the date permit applications therefor have been submitted)
but in all events (other than due to an emergency) no less than fifteen (15) days, of the installation of such Scaffolding Work. At Landlord&rsquo;s
expense, Tenant shall be permitted to place signage on the Scaffolding Work as directed by Landlord and in accordance with Landlord&rsquo;s
design and specifications. Landlord and Tenant shall each cooperate with the other as necessary with respect to applications (including,
without limitation, signing such applications as necessary) to governmental entities associated with Scaffolding Work signage.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; text-decoration: none; font-size: 10pt">ARTICLE
48 </FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">MISCELLANEOUS</U></B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">48.01 This Lease represents the
entire understanding between the parties with regard to the matters addressed herein and may only be modified by written agreement executed
by all parties hereto. All prior understandings or representations between the parties hereto, oral or written, with regard to the matters
addressed herein are hereby merged herein. Tenant acknowledges that neither Landlord nor any representative or agent of Landlord has made
any representation or warranty, express or implied, as to the physical condition, state of repair, layout, footage or use of the Premises
or any matter or thing affecting or relating to Premises except as specifically set forth in this Lease. Tenant has not been induced by
and has not relied upon any statement, representation or agreement, whether express or implied, not specifically set forth in this Lease.
Landlord shall not be liable or bound in any manner by any oral or written statement, broker&rsquo;s &ldquo;set-up&rdquo;, representation,
agreement or information pertaining to the Premises, the Building or this Agreement furnished by any real estate broker, agent, servant,
employee or other person, unless specifically set forth herein, and no rights are or shall be acquired by Tenant by implication or otherwise
unless expressly set forth herein. This Lease shall be construed without regard to any presumption or other rule requiring construction
against the party causing this agreement to be drafted.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>


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    <!-- Field: /Page -->

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">48.02 In any action or proceeding
between the parties hereto concerning this Lease or any other matter, Landlord shall be entitled to recover its attorneys&rsquo; fees,
court costs and the fees and disbursements of its attorneys in such action or proceeding (whether at the administrative, trial or appellate
levels) in such amount as the court or administrative body may judge reasonable. Landlord shall also be entitled to recover its reasonable
attorneys&rsquo; fees and disbursements incurred in connection with a Tenant default hereunder which relates to, but does not result in,
the commencement of any action or proceeding.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">48.03
All remedies of the Landlord provided herein are cumulative and in addition to any other remedies provided for by law, and may, to the
extent permitted by law, be exercised concurrently or separately. The exercise of any one remedy shall not preclude the exercise of any
other remedy. No failure on the part of the Landlord to exercise and no delay in exercising any right or remedy shall operate as a waiver
thereof or modify the terms of this Lease or riders. In the event any one or more of the provisions, terms, covenants, or conditions of
the Lease or this Rider is at any time held to be invalid and ineffective or unenforceable, the remaining provisions, terms, covenants
and conditions of same shall nevertheless remain valid effective and enforceable.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">48.04 Tenant hereby expressly waives
(to the extent legally permissible), for itself and all persons claiming by, through or tender it, any right of redemption or for the
restoration of the operation of this Lease under any present or future law in case Tenant shall be dispossessed for any cause, or in case
Landlord shall obtain possession of the Premises as herein provided.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">48.05
Landlord does not assume any responsibility for the security of persons or property in, upon or about the Premises or the Building and
Tenant expressly waives any such claims against Landlord.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">48.06
Except as may otherwise be provided for herein, Tenant&rsquo;s liability for, and obligation to pay, rent and Additional Rent and other
charges due under this Lease shall survive the expiration or earlier termination of this Lease.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">48.07
Tenant may use the Premises for commercial purposes only and during such hours which are in compliance with applicable laws and does not
disturb residents of the Building or the neighborhood, provide, however, the use as the Permitted Use hereunder shall be permitted, and
the hours of operation provided for herein are deemed approved by Landlord.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>


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    <DIV STYLE="break-before: page; margin-top: 6pt">&nbsp;</DIV>
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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">48.08
Tenant shall not use, occupy, suffer or permit the Premises, or any part thereof, to be used in any manner, or suffer or permit anything
to be brought into or kept therein, which would, in Landlord&rsquo;s reasonable judgment: (a) violate any of the provisions of any recorded
mortgage to which this Lease is subject; (b) violate any legal requirement or insurance requirement of Landlord; (c) make void or voidable
any insurance policy then in force with respect to the Premises, and/or the Building; (d) cause or be likely to cause, injury or damage
to the Building; (e) constitute a public or private nuisance (provided, however, Landlord herby acknowledges and confirms that from time
to time, guests and/or invitees of Tenant may congregate outside of the Premises and/or be waiting in line outside of the Premises to
gain entry into the Premises; (f) violate any certificate of occupancy which may now be issued or hereinafter be obtained for the Premises
and/or the Building; (g) emit objectionable noise which can be detected outside the Premises, provided, however, Landlord hereby acknowledges
that the Permitted Use shall not be deemed to be objectionable; (h) impair or interfere with the effectiveness or accessibility of the
Building equipment or any Building service; (i) impair or interfere with the use of any area of the Building, or occasion annoyance or
inconvenience to Landlord or any tenant of the Building, provided, however, Landlord, hereby acknowledges that the Permitted Use shall
not be deemed a violation of the terms of this subparagraph (i); and (j) interfere with access to the Building, or the Premises by fire
prevention personnel and/or equipment. <B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Notwithstanding Tenant&rsquo;s Permitted Use, Tenant agrees and understands that it shall at
all times operate its business operations in compliance with the NYC Noise Code and any applicable laws related to the emission of noises
from commercial business in the City of New York.</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">48.09 Among other
things, Tenant shall comply with all legal requirements regarding hazardous substances, including, without limitation, all pollutants,
dangerous substances, toxic substances, hazardous wastes and hazardous substances (collectively &ldquo;Hazardous Substances&rdquo;) as
defined or set forth in or pursuant to or covered by the Resource Conservation and Recovery Act (42 Section 9601, et seq.) (&ldquo;RCRA&rdquo;),
as amended, the Comprehensive Environmental Response Compensation and Liability Act (42 U.S.C. Section 6901, et seq.) (&ldquo;CERCLA&rdquo;),
as amended or any other federal, state or local environmental law, ordinance, rule or regulation, which are used stored manufactured or
discharged from, in, at or about the Premises or otherwise are related to or result from the operations of Tenant at the Premises or any
part thereof (a &lsquo;Toxic Waste Condition&rdquo;).</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">(i)
If a Toxic Waste Condition is discovered at the Premises at any time and the remedying thereof is required by applicable law, as reasonably
determined by the Landlord, the Tenant shall, at its sole cost and expense, diligently remedy such Toxic Waste Condition in full to the
Landlord&rsquo;s reasonable satisfaction within such time period as shall be required by applicable law. The Tenant shall be and remain
liable for the (a) removal of all Toxic Waste Conditions if such removal is required by the provisions of applicable law, as reasonably
determined by the Landlord, (b) the payment of all costs and expenses associated with remedying such Toxic Waste Conditions and (c) complying
with all laws, rules and regulations relating to the presence of Toxic Waste Conditions.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">(ii)
In addition, the Tenant shall indemnify and hold the Landlord harmless from and against any and all liability, cost and expenses, including
without limitation, reasonable attorney&rsquo;s fees and disbursements, arising out of caused by or resulting front the alleged presences
of a Toxic Waste Condition, including, without limitation, any personal injury claims; the foregoing provisions shall survive the expiration
or sooner termination of this lease.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">(iii)
The Tenant shall indemnify and hold the Landlord harmless from and against any and all claims, actions, lawsuits, administrative proceedings
judgments, awards, finds, cost, expenses, and all other liability, (including without limitation, reasonable attorneys&rsquo;, engineers&rsquo;
experts&rsquo; and consulting fees) disbursements, arising out of, caused by or resulting from the alleged presence of a Toxic Waste Condition,
including, without limitation, any personal injury claims and clean-up.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">(iv)
Notwithstanding the foregoing, Tenant shall not be obligated to remedy any Toxic Waste Condition at the Premises which is shown conclusively
to have been caused by other persons prior to commencement of this Lease.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">(v)
The obligations of the Tenant shall remain unaffected and continue in full force and effect irrespective of and notwithstanding any action
or failure to act or delay on the part of the Landlord to enforce any rights or remedies against Tenant. No amendment or modification
of the Lease, including any extension of the term or change in the rent, shall act to release Tenant from any of its obligations under
this Section 48 or to modify any obligations.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0.5in; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">(vi)
The obligations referred to in this Article 48 (collectively, the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Toxic Waste Obligations</U>&rdquo;) shall survive the termination
of this Lease, whether by expiration of the lease term or earlier termination pursuant to its terms.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 63pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>


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<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">ARTICLE 49</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">OPTION TO
RENEW</U></B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">49.01 If (a) Tenant fully, timely and completely complies
with and performs all of the terms, covenants, conditions and agreements in its part to be performed, observed and complied with under
this Lease; (b) if no event of default has occurred which Tenant has not previously cured within the grace, notice or cure period (if
any) provided for herein; and (c) if Tenant is not in default under this Lease (beyond any applicable notice, cure or grace period) and
this Lease is in full force and effect at the time of the exercise of such option and as of the Renewal Term Commencement Date (as herein
defined), then Tenant shall have one (1) option to extend the term of this Lease, such option shall be for a period of five (5) years.
In the event that Tenant exercises its option to extend the term of this Lease for five (5) years (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Renewal Term</U>&rdquo;)
beginning March 1, 2039 (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Renewal Term Commencement Date</U>&rdquo;) and ending February 29, 2044 (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Renewal
Term Expiration Date</U>&rdquo;) which shall be exercisable exclusively as set forth below. Any termination, cancellation or surrender
of the entire interests of the Tenant under this lease at any time during the Term hereof shall terminate any right of renewal of Tenant
hereunder.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">49.02 Tenant shall exercise its option to renew described
herein by giving Landlord written notice of such election not later than (i) ninety (90) days prior to the Term Expiration Date, time
being of the essence with respect to Tenant&rsquo;s delivery of such notice to renew. Upon the giving of such notice this Lease shall
thereupon be deemed renewed for the Renewal Term with the same force and effect as if the Renewal Term had originally been included in
the term of this Lease. Landlord shall provide notice to Tenant in writing at least one hundred twenty (120) days before the Expiration
Date of the upcoming expiration of the Term. In the event that Tenant fails to timely exercise its option to renew this Lease, Tenant
shall forfeit its right to renew this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">49.03 All of the terms, covenants and conditions of
this Lease shall continue in full force and effect during the Renewal Term, except that the fixed minimum rent for the first year of the
Renewal Term shall be calculated at 95% of the Fair Market Value rent for the Premises.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">49.04 The term &ldquo;Fair Market Value&rdquo; or
&ldquo;FMV&rdquo; shall mean the annual fair market rental value of the Premises in its condition on the Appraisal Date. The term &ldquo;Appraisal
Date&rdquo; shall mean the Renewal Term Commencement Date. Landlord and Tenant shall seek to agree as to the amount of the FMV until such
date (the &ldquo;Arbitration Date&rdquo;) which is one hundred (100) days prior to the Renewal Term Commencement Date. If Landlord and
Tenant shall not mutually agree as to the FMV by the Arbitration Date, the FMV shall be determined by arbitration as hereinafter provided
in paragraph 49.05 below.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">49.05 Pursuant to such arbitration, Landlord and Tenant
each shall, no later than the date which is thirty (30) days following the Arbitration Date, select a Real Estate Appraiser, as hereinafter
defined. If either party shall fail to so appoint a Real Estate Appraiser, then the appointment of the second Real Estate Appraiser shall
be made by the American Arbitration Association in New York County, or any successor thereto (&ldquo;AAA&rdquo;), in the same manner as
hereinafter provided for the appointment of a third Real Estate Appraiser in a case where two Real Estate Appraisers appointed hereunder
by the parties are unable to agree as to the FMV. In the event that the Real Estate Appraisers selected by Landlord and Tenant agree as
to the FMV, said determination shall be binding on Landlord and Tenant. In making their determinations, the Real Estate Appraiser(s) selected
by Landlord and Tenant shall consider all relevant factors and shall follow the directions set forth in this Article. In the event that
the Real Estate Appraisers selected by Landlord and Tenant cannot agree as to the FMV on or before the day that is forty five (45) days
following the Arbitration Date, then said Real Estate Appraisers shall jointly select a third Real Estate Appraiser, provided that if
they cannot agree on the third Real Estate Appraiser on or before the day that is sixty (60) days following the Arbitration Date, then
said third Real Estate Appraiser shall be selected in accordance with the rules prescribed by AAA, and Landlord and Tenant shall each
submit their &ldquo;last and best&rdquo; proposed FMV to said third Real Estate Appraiser within ten (10) days of the appointment of the
third Real Estate Appraiser (it being understood that the &ldquo;last and best&rdquo; proposed FMV submitted to the third Real Estate
Appraiser by the parties (1) may differ from any FMV previously proposed by the parties at any time prior to their submission to the third
Real Estate Appraiser, and (2) may be submitted by either Landlord or Tenant or their respective Real Estate Appraisers). Landlord and
Tenant shall each have the right to appear and be represented by counsel before the third Real Estate Appraiser for up to one (1) day
of testimony on each side and shall have the right to submit such data and memoranda in support of their respective positions with respect
to the proposed FMV as may be reasonably necessary or appropriate in the circumstances. The FMV shall then be determined by the third
Real Estate Appraiser no later than one (1) day that is one hundred twenty (120) days following the Arbitration Date and said determination
shall be binding on Landlord and Tenant. The third Real Estate Appraiser shall be required to select either the &ldquo;last and best&rdquo;
FMV proposed by Landlord or the &ldquo;last and best&rdquo; FMV proposed by Tenant as the FMV for purposes of this Article.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">49.06 The term &ldquo;Real Estate Appraiser&rdquo;
shall mean a fit and impartial person having not less than fifteen (15) years&rsquo; experience as an appraiser of leasehold estates relating
to first class Manhattan ground floor retail space in the vicinity of the Building. The arbitration shall be conducted in accordance with
the provision of this subparagraph and, to the extent not inconsistent herewith, in accordance with the prevailing rules of the AAA. The
final determination of the Real Estate Appraiser(s) shall be in writing and shall be binding and conclusive upon the parties, each of
which shall receive counterpart copies thereof. In rendering such decision the Real Estate Appraiser(s) shall not add to, subtract from
or otherwise modify the provisions of this Lease. Landlord and Tenant shall each pay the fees of their respective Real Estate Appraisers.
The fees of the third Real Estate Appraiser, if any, shall be divided evenly between Landlord and Tenant. Any dispute as to the FMV shall
not affect as to the FM shall not affect the validity of Tenant&rsquo;s exercise of its renewal right nor grant Tenant the right to rescind
or revoke such exercise under any circumstances. The following directions shall be given to the Real Estate Appraiser(s) in making their
determination of the FMV: (1) the Real Estate Appraiser(s) shall take into account the &ldquo;highest and best use&rdquo; of the Premises
in determining the FMV, which &ldquo;highest and best use&rdquo; shall, subject to the provisions of this Lease, be based upon the use
of the Premises for restaurant purpose and said FMV shall apply for the duration for the First Renewal Term.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">49.07 If by the commencement of the Renewal Term,
the Fixed Rent pursuant to this Article shall not have been determined by the Real Estate Appraiser(s), Tenant shall pay Fixed Rent hereunder
until such determination is made at a rate to be determined by the Landlord as the appropriate Fixed Rent for the Premises for such period,
subject to adjustment upon determination of such Fixed Rent whether by appraisal by the Real Estate Appraiser(s) as hereinabove provided
or by agreement by Landlord and Tenant. Upon such determination, Tenant shall promptly pay to Landlord any underpayment of Fixed Rent
and, in the event of any overpayment of Fixed Rent during such period, Landlord shall credit the amount of such overpayment of Fixed Rent
against the payments of Fixed Rent next coming due until such time as the overpayment has been fully credited by Tenant. Nothing in this
Article shall affect Tenant&rsquo;s obligations to pay Additional Rent under this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">ARTICLE 50</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U>RULES AND REGULATIONS</U></P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">MADE A PART OF THIS LEASE</U></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">1. No animals, birds, bicycles or
vehicles shall be brought into or kept in the Premises. The Premises shall not be used for manufacturing or commercial repairing or for
sale or display of merchandise or as a lodging place, or for any immoral or illegal purpose, nor shall the Premises be used for a public
stenographer or typist; check cashing business; barber shop; telephone, secretarial or messenger service; employment, travel or tourist
agency; school or classroom; commercial document reproduction; or for any business other than specifically provided for in the Tenant&rsquo;s
lease. Subject to the Permitted Use, Tenant shall not cause or permit in the Premises any disturbing noises which may interfere with occupants
of this or neighboring Buildings, any cooking or objectionable odors, or any nuisance of any kind, or any inflammable or explosive fluid,
chemical or substance. Canvassing, soliciting and peddling in the Building are prohibited, and each tenant shall cooperate so as to prevent
the same.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">2. The toilet rooms and other
water apparatus shall not be used for any purposes other than those for which they were constructed, and no sweepings, rags, ink, chemicals
or other unsuitable substances shall be thrown therein. Tenant shall not place anything out of doors, windows or skylights, or into hallways,
stairways or elevators, nor place food or objects on outside window sills. Tenant shall not obstruct or cover the halls, stairways and
elevators, or use them for any purpose other than ingress and egress to or from Tenant&rsquo;s Premises, nor shall skylights, windows,
doors and transoms that reflect or admit light into the Building be covered or obstructed in any way. All drapes and blinds installed
by Tenant on any exterior window of the Premises shall conform in style and color to the Building standard.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.25in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">3. Tenant shall not place a load
upon any floor of the Premises in excess of the load per square foot which such floor was designed to carry and which is allowed by law.
Landlord reserves the right to prescribe the weight and position of all safes, file cabinets and filing equipment in the Premises. Business
machines and mechanical equipment shall be placed and maintained by Tenant, at Tenant&rsquo;s expense, only with Landlord&rsquo;s consent
and in settings approved by Landlord to control weight, vibration, noise and annoyance. Smoking or carrying lighted cigars, pipes or cigarettes
in the elevators of the Building is prohibited.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.25in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">4. Tenant shall not move any heavy or bulky materials
into or out of the Building or make or receive large deliveries of goods, furnishings, equipment or other items without Landlord&rsquo;s
prior written consent, and then only during such hours and in such manner as Landlord shall approve and in accordance with Landlord&rsquo;s
rules and regulations pertaining thereto. If any material or equipment requires special handling, Tenant shall employ only persons holding
a Master Rigger&rsquo;s License to do such work, and all such work shall comply with all legal requirements. Landlord reserves the right
to inspect all freight to be brought into the Building, and to exclude any freight which violates any rule, regulation or other provision
of this Lease. Notwithstanding the foregoing, Landlord consents to the delivery of food, beverages, plates, cups, utensils, and similar
items necessary for the conduct of the Permitted Use, and hereby acknowledges, and consents to the installation of the Kitchen Equipment
and the Audio Equipment.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">5. No sign, advertisement, notice
or thing shall be inscribed, painted or affixed on any part of the Building, without the prior written consent of Landlord. Landlord may
remove anything installed in violation of this provision, and Tenant shall pay the cost of such removal and any restoration costs. Interior
signs on doors and directories shall be inscribed or affixed by Landlord at Tenant&rsquo;s expense. Landlord shall control the color,
size, style and location of all signs, advertisements and notices. No advertising of any kind by Tenant shall refer to the Building, unless
first approved in writing by Landlord.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.25in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">6. No article shall be fastened
to, or holes drilled or nails or screws driven into, the ceilings, walls, doors or other portions of the Premises, nor shall any part
of the Premises be painted, papered or otherwise covered, or in any way marked or broken, without the prior written consent of Landlord.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.25in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">7. No existing locks shall be
changed, nor shall any additional locks or bolts of any kind be placed upon any door or window by Tenant, without the prior written consent
of Landlord. Two (2) sets of keys to all exterior and interior locks shall be furnished to Landlord. At the termination of this Lease,
Tenant shall deliver to Landlord all keys for any portion of the Premises or Building. Before leaving the Premises at any time, Tenant
shall close all windows and close and lock all doors.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.25in">&nbsp;</P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">8. Any necessary exterminating
work in the Premises shall be done at Tenant&rsquo;s expense, at such times, in such manner and by such company as Landlord shall require.
Landlord reserves the right to exclude from the Building, from 6:00 p.m. to 8:00 a.m., and at all hours on Sunday and legal holidays,
all persons who do not present a pass to the Building signed by Landlord. Landlord will furnish passes to all persons reasonably designated
by Tenant. Tenant shall be responsible for the acts of all persons to whom passes are issued at Tenant&rsquo;s request.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.25in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">9. Whenever Tenant shall submit
to Landlord any plan, agreement or other document for Landlord&rsquo;s consent or approval, Tenant agrees to pay Landlord as Additional
Rent, on demand, an administrative fee equal to the sum of the reasonable fees of any architect, engineer and/or attorney employed by
Landlord to review said plan, agreement or document and Landlord&rsquo;s administrative costs for same, but in any event no more than
$3,000.00 per occurrence.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.25in">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">10. The use in the Premises of
auxiliary heating devices, such as portable electric heaters, heat lamps or other devices whose principal function at the time of operation
is to produce space heating, is prohibited.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">11. Tenant shall keep all doors from the hallway to
the Premises closed at all times except for use during ingress to and egress from the Premises. Tenant acknowledges that a violation of
the terms of this paragraph may also constitute a violation of codes, rules or regulations of governmental authorities having or asserting
jurisdiction over the Premises, and Tenant agrees to indemnify Landlord from any fines, penalties, claims, action or increase in fire
insurance rates which might result from Tenant&rsquo;s violation of the terms of this paragraph.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">12. In case of any conflict or inconsistency between
any provisions of this Lease and any of the rules and regulations as originally or as hereafter adopted, the provisions of this Lease
shall control.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">ARTICLE 51</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">TENANT IMPROVEMENT ALLOWANCE</U></B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">51.01 On condition
that Tenant is in material compliance with all of its monetary and non-monetary material obligations of this Lease, Tenant shall be
permitted to receive an allowance of $700,000.00 (the &ldquo;<U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Tenant
Improvement Allowance</U>&rdquo;) for Tenant&rsquo;s performance of the Initial Alterations (the period of time Tenant is
undertaking same, hereinafter, the &ldquo;Construction Period&rdquo;). As a condition to Tenant receiving the Tenant Improvement
Allowance, Tenant shall provide sign-offs on all of the permits issued by any governmental agencies having jurisdiction over
Tenant&rsquo;s Initial Alterations and proof of full payment to Tenant&rsquo;s contractors for the Initial Alterations (including
releases and final waivers of liens), before Landlord issues payment of the Tenant Improvement Allowance.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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    <DIV STYLE="break-before: page; margin-top: 6pt">&nbsp;</DIV>
    <!-- Field: /Page -->

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">51.02 On condition that Tenant (i) completes its construction
for the Initial Alterations as provided below, the Tenant Improvement Allowance shall be paid by Landlord to Tenant as follows:</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">a. up to $350,00.00 to be paid, from time to time
but not sooner than the date tenant receives liquor license or two hundred seventy (270) days after the date of this Lease and assuming
tenant has not otherwise terminated the lease as provided herein, during the Construction Period, but in any event no sooner than such
time as the Initial Alterations being at least fifty percent (50%) completed, upon presentment by Tenant to Landlord of (i) sign-offs
of all necessary permits from applicable Governmental Authorities with respect to the then completed Initial Alterations and (ii) lien
waivers from each contractor and/or subcontractor who provided labor and materials for the completion of the then applicable Initial Alterations
(i.e., electrical, plumbing, HVAC and such other trades). Tenant agrees and understands that in order to receive the initial release of
$350,000 in Tenant Improvement Allowance, Tenant shall provide proof that (i) the plumbing roughing was completed, (ii) the electrical
work is completed; (iii) Tenant passed all roughing and special inspections by the DOB for its plumbing work; (iv) the kitchen is substantially
completed (provided, however, installation of the Kitchen Equipment shall not be required as a condition of substantial completion), (v)
all sheetrock is installed at the Premises; and (vi) Tenant&rsquo;s A/C System is installed; and</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">b. $350,000 shall be paid following the thirteenth
(13th) month after the initial payment referenced in Par. 51.02(a) is made by Landlord upon presentment by Tenant of (i) final waivers
of liens from all contractors hired by Tenant to perform the Initial Alterations, (ii) sign-offs and/or Letter(s) of Completion for all
permits issued in connection with the Initial Alterations.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">It is expressly agreed and understood that Tenant
shall not receive any portion of the Tenant Improvement Allowance, in the event that Tenant exercises any of its rights to terminate this
Lease under Article 26 and/or Article 46 hereof.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">ARTICLE 52</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">FOOD AND BEVERAGE CREDIT TO LANDLORD</U></B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in">52.01 In addition to Rent, Landlord shall be entitled
to receive a food and beverages credit (&ldquo;Food Credit&rdquo;) in the sum of One Thousand dollars ($1,000.00) per month. The Food
Credit can only be used by the Landlord (its members and officers). The Food Credit shall be based upon the full menu price of all food
and any applicable normally charged by the Tenant, and may not be applied to liquor or alcoholic items.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">[Intentionally left Blank &ndash; Signature Page to
Follow]</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>


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    <DIV STYLE="break-before: page; margin-top: 6pt">&nbsp;</DIV>
    <!-- Field: /Page -->

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">IN WITNESS WHEREOF,</B> the said
Landlord, and the Tenant have duly executed this Lease as of the day and year first above written.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD COLSPAN="2" STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Landlord:</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD COLSPAN="2" STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">OAC
111 FLATIRON, LLC &amp; OAC ADELPHI, LLC</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; width: 50%">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; width: 5%">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; width: 45%">&nbsp;</TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">By: </FONT></TD>
    <TD STYLE="border-bottom: Black 1.5pt solid; font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><I>/s/
    Christopher N. Okada</I></FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Name:&nbsp; </FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Christopher N. Okada</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Title: </FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Authorized Signatory</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD COLSPAN="2" STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">MICS NOMAD LLC</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">By: </FONT></TD>
    <TD STYLE="border-bottom: Black 1.5pt solid; font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><I>/s/
    Gary Atkinson</I></FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Name: </FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Gary Atkinson</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Title: </FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Authorized Signatory</FONT></TD></TR>
</TABLE>

<P STYLE="margin: 0">&nbsp;</P>

<TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; width: 2in">STATE OF NEW YORK</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; width: 0.25in">)</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">)ss.:</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: left">COUNTY OF ___________</P>
</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">)</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD></TR>
  </TABLE>
<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in">On the ____ day of July, 2023
before me, the undersigned, personally appeared Francis Leung, personally known to me or proved to me on the basis of satisfactory evidence
to be the individual whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his capacity,
and that by his signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; width: 70%">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; width: 30%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">_____________________</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Notary Public</FONT></TD></TR>
</TABLE>

<P STYLE="margin: 0">&nbsp;</P>

<TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; width: 2in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">STATE OF NEW YORK</FONT></TD>
    <TD STYLE="width: 0.25in">)</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD>)ss.:</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">COUNTY OF ___________</FONT></TD>
    <TD>)</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD></TR>
  </TABLE>
<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">On the ____ day of July, 2023 before me, the undersigned,
personally appeared ______________, personally known to me or proved to me on the basis of satisfactory evidence to be the individual
whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his capacity, and that by his signature
on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>

<TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; width: 70%">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; width: 30%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">_____________________</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Notary Public</FONT></TD></TR>
  </TABLE>
<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">&nbsp;</P>


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    <DIV STYLE="break-before: page; margin-top: 6pt">&nbsp;</DIV>
    <!-- Field: /Page -->

<P STYLE="text-align: center; font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0; text-align: center"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U>Exhibit
A</U></FONT> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0; text-align: center"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0; text-align: center"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U>Description
of Premises - Floor Plan</U></FONT> </P>

<P STYLE="font: 12pt Times New Roman, Times, Serif; margin: 0; text-align: center">&nbsp;</P>

<P STYLE="font: 12pt Times New Roman, Times, Serif; margin: 0; text-align: center"></P>

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    <DIV STYLE="break-before: page; margin-top: 6pt">&nbsp;</DIV>
    <!-- Field: /Page -->

<P STYLE="font: 12pt Times New Roman, Times, Serif; margin: 0; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U>EXHIBIT
B</U></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U>MONTHLY
FIXED ANNUAL RENT SCHEDULE</U></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>


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    <DIV STYLE="break-before: page; margin-top: 6pt; margin-bottom: 0pt"><P STYLE="margin: 0pt">&nbsp;</P></DIV>
    <!-- Field: /Page -->


<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0pt; margin-bottom: 0pt">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0; margin-bottom: 0; text-align: center"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U>Exhibit
C</U></FONT> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0; margin-bottom: 0; text-align: center"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0; margin-bottom: 0; text-align: center"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U>Tenant&rsquo;s
Proposed Signage </U></FONT> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0pt; margin-bottom: 0pt"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0pt; margin-bottom: 0pt"></P>

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    <DIV STYLE="break-before: page; margin-top: 6pt">&nbsp;</DIV>
    <!-- Field: /Page -->

<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0pt; margin-bottom: 0pt">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0; margin-bottom: 0; text-align: center"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Exhibit
D</FONT> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0; margin-bottom: 0; text-align: center">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0; margin-bottom: 0"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U>Tenant&rsquo;s
Alterations</U></FONT> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0pt; margin-bottom: 0pt">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0pt; margin-bottom: 0pt"></P>

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    <DIV STYLE="break-before: page; margin-top: 6pt">&nbsp;</DIV>
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<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0pt; margin-bottom: 0pt">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0; text-align: center"></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0pt; margin-bottom: 0pt">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0pt; margin-bottom: 0pt"></P>

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    <DIV STYLE="break-before: page; margin-top: 6pt">&nbsp;</DIV>
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<P STYLE="font: 10pt Times New Roman, Times, Serif; text-align: center; margin-top: 0pt; margin-bottom: 0pt">&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><IMG SRC="ex10-1_001.jpg" ALT=""></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center">&nbsp;</P>

<TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; width: 25%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Re:</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; width: 75%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">111
West 24<SUP>th</SUP> St, NYC</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Scope of Work:</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Development
&ndash; Project &ndash; Tenant Work General Description</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">SBNY#:</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B>23.00001</B></FONT></TD></TR>
  </TABLE>
<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Tenant Work General Description</B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin-top: 0pt; margin-bottom: 0pt; text-align: center"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</B></P>

<TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="border-bottom: Black 1.5pt solid; font: 10pt Times New Roman, Times, Serif; text-align: left; width: 10%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Scope</B></FONT></TD>
    <TD STYLE="width: 2%">&nbsp;</TD>
    <TD STYLE="border-bottom: Black 1.5pt solid; font: 10pt Times New Roman, Times, Serif; text-align: center; width: 88%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Description</B></FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: left"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">FDNY</B></FONT></TD>
    <TD>&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Fire Alarm</B>: Installation stand along Fire Alarm System for the 1<SUP STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">st</SUP> and basement level. Works includes, installation of the strobe lights, smoke, detectors, recall system, etc. as required by the Department of Buildings and Fire Code. All applicable permits and inspections will be obtained / perform according to city rules and regulations.</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: left"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">PA</B></FONT></TD>
    <TD>&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">
    <P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Public Assembly:</B> Public Assembly filing to
    accommodate an eating and drinking establishment and have a permit to be able to accommodate and host more than 75 people at once. On
    both levels (Basement and 1st floor) as required by the Department of Buildings and Fire Code. All applicable permits and inspections
    will be obtained / perform according to city rules and regulations.</P>
    <P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">Floor - 1st, 2nd</P></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: left"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">OT</B></FONT></TD>
    <TD>&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">
    <P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">General Construction</B>: Modification of the existing
    space, to build multiple VIP rooms, ADA Toilets, open area, bar, stage, reception area, Seating area, small kitchen dumbwaiter lift, new
    finishes, flooring, paint etc. as required by Design and the Department of Buildings Code. All applicable permits and inspections will
    be obtained / perform according to city rules and regulations.</P>
    <P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">Floor - 1st, 2nd</P></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: left"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">MH</B></FONT></TD>
    <TD>&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">
    <P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Mechanical System</B> (HVAC) New HVAC and exhaust
    system installation, to accommodate the ventilation, cool and hot air and kitchen ventilation for the new proposed space. for the on both
    levels (Basement and 1st floor) new AC Units, new Exhaust System, duct work throughout the space as required by the Department of Buildings
    Code. All applicable permits and inspections will be obtained / perform according to city rules and regulations.</P>
    <P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">Floor - 1st, 2nd</P></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: left"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">PL</B></FONT></TD>
    <TD>&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">
    <P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Plumbing:</B> General Modification of the Existing
    plumbing system on both levels (Basement and 1st floor) reconstruct and modify the existing restrooms, provide the necessary piping and
    sanitary lines for new proposed bar, VIP rooms, New proposed Kitchen, accommodate the gas pipe for the future gas use, kitchen / bar equipment.
    All applicable permits and inspections will be obtained / perform according to city rules and regulations.</P>
    <P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">Floor - 1st, 2nd</P></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: left"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">SP</B></FONT></TD>
    <TD>&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif">
    <P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Sprinkler:</B> General Modification of the Existing
    Sprinkler system on both levels (Basement and 1<SUP STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">st</SUP> floor) approximately 40 sprinkler heads will be replaced and modified and
    required by Department of Buildings Code. All applicable permits and inspections will be obtained / perform according to city rules and
    regulations.</P>
    <P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify">Floor - 1<SUP STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">st, </SUP>2<SUP STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">nd</SUP></P></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: left"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">ST</B></FONT></TD>
    <TD>&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Structural</B>: General Structural work will take place in the basement area, excavation in the existing footing approximately 3 feet down to level the floor with other part of the space. (600sft) additionally, the existing brick wall will be demo and re built 10 feet across the existing wall. This will give a bigger opening to the main room &ndash; VIP area. All applicable permits and inspections will be obtained / perform according to city rules and regulations. Additional before work cn begin there will be a testing and evolution conducted to make sure the proposed work can be performed to avoid any an safe condition.</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: left"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">FS</B></FONT></TD>
    <TD>&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Fire Suppression System</B>: Installation of fire suppression system for the purpose of the new proposed kitchen that will be installed in the basement area. All applicable permits and inspections will be obtained / perform according to city rules and regulations.</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: left"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Sign</B></FONT></TD>
    <TD>&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Signed:</B> Installation of a new proposed signed on the existing Fa&ccedil;ade. All applicable permits and inspections will be obtained / perform according to city rules and regulations.</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: left"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Electrical </B></FONT></TD>
    <TD>&nbsp;</TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Electrical: </B>General Electrical Modification will take place, Installation on the new outlets, switches, lights, Security system, Intercom system, run the new electrical wire throughout, and were needed as per plans, and installation / replacement of existing sub electrical panel, to make sure it can accommodate required load of power. Internet Wiring, etc. All applicable permits and inspections will be obtained / perform according to city rules and regulations.</FONT></TD></TR>
  </TABLE>
<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: center; text-indent: 0in"><FONT STYLE="font: normal 10pt Times New Roman, Times, Serif; text-decoration: none">&nbsp;</FONT></P>


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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0; text-align: center"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U>Exhibit
E</U></FONT> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0; text-align: center"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0; text-align: center"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><U>Landlord&rsquo;s
Work</U></FONT> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0; text-align: center"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0; text-align: center"> <FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"></FONT> </P>

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</BODY>
</HTML>
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</DOCUMENT>
<DOCUMENT>
<TYPE>EX-10.2
<SEQUENCE>3
<FILENAME>ex10-2.htm
<TEXT>
<HTML>
<HEAD>
     <TITLE></TITLE>
</HEAD>
<BODY STYLE="font: 10pt Times New Roman, Times, Serif">

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: right"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B>Exhibit
10.2</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: right"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B>&nbsp;</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B><U>FULL
LEASE GUARANTY</U></B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Guaranty
given by The Singing Machine Company, Inc., having an address at 6301 NW 5<SUP>th </SUP>Way, Suite 2900, Fort Lauderdale, FL 33309 (the
&ldquo;<U>Guarantor</U>&rdquo;), in favor of OAC 111 Flatiron, LLC and OAC Adelphi, LLC, (collectively, the &ldquo;<U>Landlord</U>&rdquo;),
which term shall include its legal representatives, successors and assigns.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">W
I T N E S E T H:</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">WHEREAS,
MICS NOMAD LLC, has this day entered into a certain lease with Landlord with respect to Premises known as Ground Floor Retail Space and
Portion of the Basement underneath the Ground Floor Retail Space (the &ldquo;<U>Premises</U>&rdquo;) in the building located at 111 West
24th Street, New York, New York (the &ldquo;<U>Building</U>&rdquo;) (said lease, as it may be amended from time to time, herein called
the &ldquo;<U>Lease</U>&rdquo;), the effectiveness of which is subject to the execution by Guarantor of this Guaranty; and</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">WHEREAS,
in order to induce the Landlord to execute the Lease, and in consideration thereof, the Guarantor, as the principal shareholder of the
Tenant as aforesaid, is willing to execute this Guaranty on the basis hereinafter set forth.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">NOW,
THEREFORE, in consideration of the foregoing it is hereby agreed as follows:</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">1.
Guarantee of Obligations.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">(a)
The Guarantor hereby absolutely, irrevocably and unconditionally guarantees that (i) all sums of whatever character stated in the Lease
to be payable by the Tenant to the Landlord or any other party will be promptly paid in full when due, whether upon default, by acceleration
or otherwise, in accordance with the provisions thereof, and (ii) Tenant will perform and observe each other agreement, covenant, term
and condition in the Lease to be performed or observed by Tenant (collectively an &ldquo;agreement&rdquo;). This Guaranty is unconditional
and absolute, and if for any reason any such sum shall not be paid promptly when due or any such agreement is not performed by Tenant,
the Guarantor will immediately pay such sum or perform such agreement to or for the benefit of the person entitled thereto pursuant to
the provisions of the Lease, as may be applicable, as if such sum or agreement constituted the direct and primary obligation of the Guarantor,
regardless of any defenses or rights of setoff or counterclaims which Tenant may have or assert, (including without limitation the limitation
on damage arising out of a rejection of the Lease by Tenant, or a trustee appointed for Tenant, in any subsequent bankruptcy case codified
at 11 U.S.C. &sect;502 (b)(6), and regardless of whether any person shall have taken any steps against Tenant or any other person to
collect such sum or enforce such agreement, and regardless of any other condition or contingency.</FONT></P>
<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>


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<P STYLE="font: 10pt/107% Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">(b)
All such agreements, covenants, terms and conditions to be performed and observed, and all sums to be paid, as provided in Paragraph
1(a) above, together with all costs actually incurred by Landlord in the collection of any amounts due under, or in the enforcement of
any of the terms of, the Lease, including without limitation reasonable attorneys&rsquo; fees, are hereinafter sometimes called the &ldquo;<U>Obligations</U>&rdquo;.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">(c)
Notwithstanding anything herein to the contrary contained herein or otherwise, Guarantor expressly agrees and acknowledges that in the
event any bankruptcy petition shall be filed by or against Tenant or Guarantor or if Tenant or Guarantor shall make a general assignment
for the benefit of creditors, or receive the benefit of any insolvency or reorganization act is commenced, Landlord, at its sole option,
may re-enter and repossess the Premises using self-help, including without limitation by locking Tenant out of the Premises, using peaceful
self-help to reenter and regain possession of the Premises, interrupting any or all utilities (including without limitation electricity)
to the Premises, and posting private security personnel at the entrance of the Premises to prevent access thereto by Tenant and its employees,
agents and invitees, and that no prior or subsequent court order or court proceedings shall be necessary in connection with Landlord&rsquo;s
use of self-help to regain possession. The foregoing self-help remedy is in addition to, and not in lieu of, and shall not prejudice
the other remedies provided elsewhere in this Guaranty at law and/or in equity, included, without limitation to the right to seek liquidated
damages.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">2.
Term. The liability of the Guarantor shall continue until all Obligations have been paid or complied with in full, subject, however,
to Section 5(b), below.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">3.
Waiver. The Guarantor waives notice of acceptance of this Guaranty, notice of presentment, demand for payment or protest of any of the
Tenant&rsquo;s Obligations, and all defenses, offsets and counterclaims which the Tenant may at any time have to any claim of Landlord
with respect to the Obligations.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">4.
Amendments. Landlord and Tenant may without the consent of the Guarantor at any time and from time to time, (a) renew the Lease, or terminate
same prior to the end of the term thereof, (b) amend any provisions of the Lease including any change in the financial terms therein
or any change in the time or manner of payment thereunder, (c) make any agreement for the extension, payment, compounding, compromise,
discharge or release of any provision of the Lease, or (d) surrender, deal with or modify the form of, any security which Landlord may
at any time hold to secure the performance of any Obligation, and the guaranty herein made by the Guarantor shall not be impaired or
affected by any of the foregoing.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">5.
No Release.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Until
such time as all of the Obligations have been paid and fulfilled to Landlord, the Guarantor shall not be released by any act or thing
which might, but for this paragraph, be deemed a legal or equitable discharge of a guarantor or surety, or by reason of any waiver, extension,
modification, forbearance or delay or other act or omission of Landlord, or its failure to proceed promptly or otherwise, or by reason
of any further obligations or agreement between the Tenant or any subsequent owner of the fee interest in the Premises or the then holder
of any mortgage relating to the payment of any sum secured thereby, or by reason of any action taken or omitted or circumstances which
may or might vary the risk of or affect the rights of the Guarantor, or by reason of any further dealings between Landlord or any subsequent
owner of the Premises or mortgagee, their respective successors, legal representatives or assigns, and Tenant, relating to the Lease
or otherwise, and the Guarantor hereby expressly waives and surrenders any defense to its liability hereunder based upon any of the foregoing
acts, omissions, things, extensions, modifications, forbearance, delays, agreements or waivers, or any of them, it being the purpose
and intent of the parties hereto that the obligations of the Guarantor hereunder are absolute and unconditional under any and all circumstances.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>


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<P STYLE="font: 10pt/107% Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 1in"></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">6.
Remedies. All remedies afforded to Landlord by reason of this Guaranty are separate and cumulative remedies, and no one of such remedies,
whether or not exercised by Landlord, shall be deemed to be an exclusion of any other remedy available to Landlord either at the time
same is exercised or thereafter arising, and shall in no way limit or prejudice any other legal or equitable remedies which Landlord
may have pursuant to this Guaranty and/or the Lease. The Guarantor hereby waives any and all legal requirements that Landlord institute
any action or proceeding at law or in equity against the Tenant or anyone else, or exhaust its remedies against the Tenant, or anyone
else, with respect to the Lease, or with respect to any other security held by Landlord, as a condition precedent to bringing any action
or actions in the first instance against the Guarantor upon this Guaranty. The Guarantor further covenants and agrees that in the event
Landlord is required to bring any proceedings against the Guarantor to enforce the Obligations, the Guarantor shall reimburse Landlord
for any and all expenses actually incurred, including but not limited to reasonable attorney&rsquo;s fees incurred in connection therewith.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">7.
Notices. Any notice or demand given or made under this Guaranty shall be given or made by mailing the same by certified or registered
mail, return receipt requested or by Federal Express or other recognized overnight courier, to the party to whom the notice or demand
is given or made at the address of such party set forth in this Guaranty or such other address as such party may hereafter designate
by notice given as provided in this Paragraph &ldquo;7&rdquo;. Copies of any notice shall also be sent to Landlord c/o Baltzis Daigle
LLP, 444 Madison Avenue, 32nd Floor, New, York, New York 10022, Attn: Konstantine Baltzis, Esq.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">8.
Severability. In the event any one or more of the provisions contained in this Guaranty shall for any reason be held to be invalid, illegal
or unenforceable in any respect, such invalidity, illegality or unenforceability at the option of Landlord shall not affect any other
provision of this Guaranty, but this Guaranty shall be construed as if such invalid, illegal or unenforceable provision had never been
contained herein.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">9.
No Waiver. Failure to insist upon strict compliance with any of the terms, covenants or conditions of this Agreement shall not be deemed
a waiver of such term, covenant or condition, nor shall any waiver or relinquishment of such right or power act as a waiver or relinquishment
at any other time or times.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">10.
Miscellaneous. Captions herein are for convenience only and shall not affect the meaning or construction of this Guaranty. This Guaranty
(a) shall be binding upon the Guarantor, its legal representatives, successors and assigns, and shall inure to the benefit of Landlord,
its legal representatives, successors and assigns, (b) may not be modified or amended except by an instrument in writing duly executed
by Landlord and the Guarantor, and (c) shall be governed by the laws of the State of New York without regard to principles of conflicts
of laws.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"></P>

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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 0.5in"></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">IN
WITNESS WHEREOF, the Guarantor has executed as of this Guaranty this  23rd day of August, 2023.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 3.5in"></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify; text-indent: 3.5in"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-bottom: 1.5pt; padding-right: 0pt; padding-left: 0pt; width: 45%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-bottom: 1.5pt; padding-right: 0pt; padding-left: 0pt; width: 11%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></TD>
    <TD STYLE="border-bottom: Black 1.5pt solid; font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt; width: 44%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><I>/s/
    Gary Atkinson</I>&#8239;&#8239;&#8239;&#8239;&#8239;</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Name:</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Gary
    Atkinson</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Title:</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">CEO</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">EIN
    Number:</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">95-3795478</FONT></TD></TR>
  </TABLE>
<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt; width: 28%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">STATE
    OF NEW YORK </FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt; width: 36%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">)</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt; width: 36%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">)ss.:</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">COUNTY
    OF________________ </FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">)</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></TD></TR>
  </TABLE>
<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-indent: 0.5in; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">On
the ____ day of July, 2023 before me, the undersigned, personally appeared ___________________, personally known to me or proved to me
on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that
he executed the same in his capacity, and that by his signature on the instrument, the individual, or the person upon behalf of which
the individual acted, executed the instrument.</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Times New Roman, Times, Serif; width: 100%; border-collapse: collapse">
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt; width: 70%"></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt; width: 30%"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">________________________</FONT></TD></TR>
  <TR STYLE="font: 10pt Times New Roman, Times, Serif; vertical-align: top">
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></TD>
    <TD STYLE="font: 10pt Times New Roman, Times, Serif; padding-right: 0pt; padding-left: 0pt"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">Notary
    Public</FONT></TD></TR>
  </TABLE>
<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0pt 0pt 0"></P>


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<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: left"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: right"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt"><B>Exhibit
99.1</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: left"></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif">&nbsp;<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B></B></FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B><IMG SRC="ex99-1_001.jpg" ALT="" STYLE="height: 45.5pt; width: 198pt"></B></FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B>&nbsp;</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B></B></FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B>Singing
Machine Announces Entrance into Hospitality Market with Disruptive New Karaoke Venue Concept </B></FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B>&nbsp;</B></FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><I>Company
signs multi-year lease agreement in Manhattan for first location</I></FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: center"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B>&nbsp;</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B>Fort
Lauderdale, FL</B>, August 24, 2023 &ndash; <B>The Singing Machine Company, Inc.</B> (&ldquo;Singing Machine&rdquo; or the
&ldquo;Company&rdquo;) (NASDAQ: <B>MICS</B>) &ndash; the worldwide leader in consumer karaoke products, today announced that it
intends to enter the socialized entertainment hospitality market with an innovative new karaoke venue concept. Through a newly
established subsidiary, the Company has executed a lease for a 10,000 square feet hospitality venue in the heart of NoMad, a highly
desirable nightlife neighborhood in Manhattan. The Company initially targeted this area  in New York City based on its particularly
high concentration of bars, restaurants and other keystone nightlife venues. Overall, the area is considered a top destination for
tourists and locals alike.</FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">The
Company anticipates opening its first karaoke venue by summer 2024 with goals to open multiple locations throughout the country. The
NoMad venue, which will serve as the flagship location, is expected to deliver an unprecedented combination of immersive karaoke technology
and stunning audio-visual capabilities, enhanced by a highly curated, upscale food and beverage selections. Guests will be able to partake
in these amenities through a variety of options within the venue, including luxurious private karaoke rooms, elevated dining options,
and a lively bar, featuring a curated mixology menu.</FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">For
those seeking a one-of-a kind karaoke experience, the venue will feature a public performance stage with a focus on immersive experiences.
The entire karaoke experience will be driven by a sophisticated, highly interactive app. Singing Machine has engaged with famed retail
designers, Brinkworth, to design the interior layout and aesthetic for the venue.</FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&ldquo;We
believe the karaoke hospitality market in North America is fragmented and ripe for disruption,&rdquo; commented Gary Atkinson, CEO of
the Singing Machine. &ldquo;We see a largely underserved market in need of a nationally branded, premium karaoke offering that includes
live singing, private rooms, an elevated, luxurious atmosphere, and proprietary technology that delivers a fun and totally unique experience.
We believe that our concept will have mass appeal to everyone, our vision is to create an experience that is fun for singers and non-singers
alike.&rdquo;</FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&ldquo;We
see this as a logical extension into a fast-growing market with a highly scalable model, where we can fully leverage our industry-leading
karaoke technology, our innovation capabilities, and our global reach to best capitalize on this opportunity. We undertook a rigorous
site selection process, where we wanted a specific venue centrally located in a neighborhood that is well-established as a vibrant, up-and-coming
entertainment destination that is densely residential and heavily touristed. NoMad met all of our key demographic criteria.&rdquo;</FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&ldquo;We
are thrilled with the selection of NoMad for our first location and accomplishing the first critical milestone in the launch of this
new business segment,&rdquo; concluded Mr. Atkinson.</FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"></FONT></P>

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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"></FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B>About
The Singing Machine</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B>&nbsp;</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">Singing
Machine is the worldwide leader in consumer karaoke products. Based in Fort Lauderdale, Florida, and founded over forty years ago, the
Company designs and distributes the industry&rsquo;s widest assortment of at-home and in-car karaoke entertainment products. Their portfolio
is marketed under both proprietary brands and popular licenses, including Carpool Karaoke and Sesame Street. Singing Machine products
incorporate the latest technology and provide access to over 100,000 songs for streaming through its mobile app and select WiFi-capable
products and is also developing the world&rsquo;s first globally available, fully integrated in-car karaoke system. The Company also
has a new philanthropic initiative, <I>CARE-eoke by Singing Machine</I>, to focus on the social impact of karaoke for children and adults
of all ages who would benefit from singing. Their products are sold in over 25,000 locations worldwide, including Amazon, Costco, Sam&rsquo;s
Club, Target, and Walmart. To learn more, go to <U>www.singingmachine.com</U>. </FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&nbsp;</FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B>Investor
Relations Contact:</B></FONT>&nbsp;</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt">&nbsp;</P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">investors@singingmachine.com</FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><U>www.singingmachine.com</U></FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><U>www.singingmachine.com/investors</U></FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&nbsp;</FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"></FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B>Forward-Looking
Statements</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><B>&nbsp;</B></FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"><I>This
press release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995, Section
27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Words such as &ldquo;may&rdquo;,
&ldquo;could&rdquo;, &ldquo;expects&rdquo;, &ldquo;projects,&rdquo; &ldquo;intends&rdquo;, &ldquo;plans&rdquo;, &ldquo;believes&rdquo;,
&ldquo;predicts&rdquo;, &ldquo;anticipates&rdquo;, &ldquo;hopes&rdquo;, &ldquo;estimates&rdquo; and variations of such words and similar
expressions are intended to identify forward-looking statements. These statements involve known and unknown risks and are based upon
several assumptions and estimates, which are inherently subject to significant uncertainties and contingencies, many of which are beyond
the Company&rsquo;s control. Actual results may differ materially from those expressed or implied by such forward-looking statements.
Factors that could cause actual results to differ materially include, but are not limited to, the risk factors described in the Company&rsquo;s
filings with the Securities and Exchange Commission. The forward-looking statements are applicable only as of the date on which they
are made, and the Company does not assume any obligation to update any forward-looking statements.</I></FONT></P>

<P STYLE="margin: 0pt; font: 10pt Times New Roman, Times, Serif; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&nbsp;</FONT></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black"></FONT></P>

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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt; text-align: justify"><FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt; color: Black">&nbsp;</FONT></P>

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<DOCUMENT>
<TYPE>EX-101.SCH
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<DOCUMENT>
<TYPE>EX-101.LAB
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      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityAddressAddressLine2" xlink:to="dei_EntityAddressAddressLine2_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityAddressAddressLine2_lbl" xml:lang="en-US">Entity Address, Address Line Two</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_EntityAddressAddressLine3" xlink:label="dei_EntityAddressAddressLine3" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityAddressAddressLine3" xlink:to="dei_EntityAddressAddressLine3_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityAddressAddressLine3_lbl" xml:lang="en-US">Entity Address, Address Line Three</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_EntityAddressCityOrTown" xlink:label="dei_EntityAddressCityOrTown" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityAddressCityOrTown" xlink:to="dei_EntityAddressCityOrTown_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityAddressCityOrTown_lbl" xml:lang="en-US">Entity Address, City or Town</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_EntityAddressStateOrProvince" xlink:label="dei_EntityAddressStateOrProvince" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityAddressStateOrProvince" xlink:to="dei_EntityAddressStateOrProvince_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityAddressStateOrProvince_lbl" xml:lang="en-US">Entity Address, State or Province</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_EntityAddressCountry" xlink:label="dei_EntityAddressCountry" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityAddressCountry" xlink:to="dei_EntityAddressCountry_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityAddressCountry_lbl" xml:lang="en-US">Entity Address, Country</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_EntityAddressPostalZipCode" xlink:label="dei_EntityAddressPostalZipCode" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityAddressPostalZipCode" xlink:to="dei_EntityAddressPostalZipCode_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityAddressPostalZipCode_lbl" xml:lang="en-US">Entity Address, Postal Zip Code</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_CountryRegion" xlink:label="dei_CountryRegion" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_CountryRegion" xlink:to="dei_CountryRegion_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_CountryRegion_lbl" xml:lang="en-US">Country Region</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_CityAreaCode" xlink:label="dei_CityAreaCode" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_CityAreaCode" xlink:to="dei_CityAreaCode_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_CityAreaCode_lbl" xml:lang="en-US">City Area Code</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_LocalPhoneNumber" xlink:label="dei_LocalPhoneNumber" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_LocalPhoneNumber" xlink:to="dei_LocalPhoneNumber_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_LocalPhoneNumber_lbl" xml:lang="en-US">Local Phone Number</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_Extension" xlink:label="dei_Extension" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_Extension" xlink:to="dei_Extension_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_Extension_lbl" xml:lang="en-US">Extension</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_WrittenCommunications" xlink:label="dei_WrittenCommunications" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_WrittenCommunications" xlink:to="dei_WrittenCommunications_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_WrittenCommunications_lbl" xml:lang="en-US">Written Communications</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_SolicitingMaterial" xlink:label="dei_SolicitingMaterial" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_SolicitingMaterial" xlink:to="dei_SolicitingMaterial_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_SolicitingMaterial_lbl" xml:lang="en-US">Soliciting Material</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_PreCommencementTenderOffer" xlink:label="dei_PreCommencementTenderOffer" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_PreCommencementTenderOffer" xlink:to="dei_PreCommencementTenderOffer_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_PreCommencementTenderOffer_lbl" xml:lang="en-US">Pre-commencement Tender Offer</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_PreCommencementIssuerTenderOffer" xlink:label="dei_PreCommencementIssuerTenderOffer" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_PreCommencementIssuerTenderOffer" xlink:to="dei_PreCommencementIssuerTenderOffer_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_PreCommencementIssuerTenderOffer_lbl" xml:lang="en-US">Pre-commencement Issuer Tender Offer</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_Security12bTitle" xlink:label="dei_Security12bTitle" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_Security12bTitle" xlink:to="dei_Security12bTitle_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_Security12bTitle_lbl" xml:lang="en-US">Title of 12(b) Security</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_NoTradingSymbolFlag" xlink:label="dei_NoTradingSymbolFlag" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_NoTradingSymbolFlag" xlink:to="dei_NoTradingSymbolFlag_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_NoTradingSymbolFlag_lbl" xml:lang="en-US">No Trading Symbol Flag</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_TradingSymbol" xlink:label="dei_TradingSymbol" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_TradingSymbol" xlink:to="dei_TradingSymbol_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_TradingSymbol_lbl" xml:lang="en-US">Trading Symbol</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_SecurityExchangeName" xlink:label="dei_SecurityExchangeName" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_SecurityExchangeName" xlink:to="dei_SecurityExchangeName_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_SecurityExchangeName_lbl" xml:lang="en-US">Security Exchange Name</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_Security12gTitle" xlink:label="dei_Security12gTitle" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_Security12gTitle" xlink:to="dei_Security12gTitle_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_Security12gTitle_lbl" xml:lang="en-US">Title of 12(g) Security</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_SecurityReportingObligation" xlink:label="dei_SecurityReportingObligation" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_SecurityReportingObligation" xlink:to="dei_SecurityReportingObligation_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_SecurityReportingObligation_lbl" xml:lang="en-US">Security Reporting Obligation</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_AnnualInformationForm" xlink:label="dei_AnnualInformationForm" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_AnnualInformationForm" xlink:to="dei_AnnualInformationForm_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_AnnualInformationForm_lbl" xml:lang="en-US">Annual Information Form</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_AuditedAnnualFinancialStatements" xlink:label="dei_AuditedAnnualFinancialStatements" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_AuditedAnnualFinancialStatements" xlink:to="dei_AuditedAnnualFinancialStatements_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_AuditedAnnualFinancialStatements_lbl" xml:lang="en-US">Audited Annual Financial Statements</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_EntityWellKnownSeasonedIssuer" xlink:label="dei_EntityWellKnownSeasonedIssuer" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityWellKnownSeasonedIssuer" xlink:to="dei_EntityWellKnownSeasonedIssuer_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityWellKnownSeasonedIssuer_lbl" xml:lang="en-US">Entity Well-known Seasoned Issuer</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_EntityVoluntaryFilers" xlink:label="dei_EntityVoluntaryFilers" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityVoluntaryFilers" xlink:to="dei_EntityVoluntaryFilers_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityVoluntaryFilers_lbl" xml:lang="en-US">Entity Voluntary Filers</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_EntityCurrentReportingStatus" xlink:label="dei_EntityCurrentReportingStatus" />
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      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityCurrentReportingStatus_lbl" xml:lang="en-US">Entity Current Reporting Status</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_EntityInteractiveDataCurrent" xlink:label="dei_EntityInteractiveDataCurrent" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityInteractiveDataCurrent" xlink:to="dei_EntityInteractiveDataCurrent_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityInteractiveDataCurrent_lbl" xml:lang="en-US">Entity Interactive Data Current</link:label>
      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_EntityFilerCategory" xlink:label="dei_EntityFilerCategory" />
      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntityFilerCategory" xlink:to="dei_EntityFilerCategory_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityFilerCategory_lbl" xml:lang="en-US">Entity Filer Category</link:label>
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      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_EntitySmallBusiness" xlink:to="dei_EntitySmallBusiness_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntitySmallBusiness_lbl" xml:lang="en-US">Entity Small Business</link:label>
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      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityEmergingGrowthCompany_lbl" xml:lang="en-US">Entity Emerging Growth Company</link:label>
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      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityExTransitionPeriod_lbl" xml:lang="en-US">Elected Not To Use the Extended Transition Period</link:label>
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      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_DocumentAccountingStandard_lbl" xml:lang="en-US">Document Accounting Standard</link:label>
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      <link:labelArc xlink:arcrole="http://www.xbrl.org/2003/arcrole/concept-label" xlink:from="dei_OtherReportingStandardItemNumber" xlink:to="dei_OtherReportingStandardItemNumber_lbl" xlink:type="arc" />
      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_OtherReportingStandardItemNumber_lbl" xml:lang="en-US">Other Reporting Standard Item Number</link:label>
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      <link:label xlink:type="resource" xlink:role="http://www.xbrl.org/2003/role/label" xlink:label="dei_EntityShellCompany_lbl" xml:lang="en-US">Entity Shell Company</link:label>
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<DOCUMENT>
<TYPE>EX-101.PRE
<SEQUENCE>9
<FILENAME>mics-20230823_pre.xml
<DESCRIPTION>XBRL PRESENTATION FILE
<TEXT>
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    <!-- Field: Doc-Info; Name: VendorURI; Value: https://www.novaworks.com -->
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      <link:loc xlink:type="locator" xlink:href="https://xbrl.sec.gov/dei/2023/dei-2023.xsd#dei_DocumentsIncorporatedByReferenceTextBlock" xlink:label="loc_deiDocumentsIncorporatedByReferenceTextBlock" />
      <link:presentationArc order="570" xlink:arcrole="http://www.xbrl.org/2003/arcrole/parent-child" xlink:from="loc_deiCoverAbstract" xlink:to="loc_deiDocumentsIncorporatedByReferenceTextBlock" xlink:type="arc" />
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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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</head>
<body>
<span style="display: none;">v3.23.2</span><table class="report" border="0" cellspacing="2" id="idm139941203626736">
<tr>
<th class="tl" colspan="1" rowspan="1"><div style="width: 200px;"><strong>Cover<br></strong></div></th>
<th class="th"><div>Aug. 23, 2023</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_DocumentType', window );">Document Type</a></td>
<td class="text">8-K<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_DocumentPeriodEndDate', window );">Document Period End Date</a></td>
<td class="text">Aug. 23,  2023<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_EntityFileNumber', window );">Entity File Number</a></td>
<td class="text">001-41405<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">SINGING MACHINE CO INC<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_EntityCentralIndexKey', window );">Entity Central Index Key</a></td>
<td class="text">0000923601<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_EntityTaxIdentificationNumber', window );">Entity Tax Identification Number</a></td>
<td class="text">95-3795478<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 or 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_EntityAddressAddressLine1', window );">Entity Address, Address Line One</a></td>
<td class="text">6301
NW 5th Way<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_EntityAddressAddressLine2', window );">Entity Address, Address Line Two</a></td>
<td class="text">Suite 2900<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_EntityAddressCityOrTown', window );">Entity Address, City or Town</a></td>
<td class="text">Fort
Lauderdale<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_EntityAddressStateOrProvince', window );">Entity Address, State or Province</a></td>
<td class="text">FL<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_EntityAddressPostalZipCode', window );">Entity Address, Postal Zip Code</a></td>
<td class="text">33309<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_CityAreaCode', window );">City Area Code</a></td>
<td class="text">(954)<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_LocalPhoneNumber', window );">Local Phone Number</a></td>
<td class="text">596-1000<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_WrittenCommunications', window );">Written Communications</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_SolicitingMaterial', window );">Soliciting Material</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_PreCommencementTenderOffer', window );">Pre-commencement 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_PreCommencementIssuerTenderOffer', window );">Pre-commencement Issuer 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_Security12bTitle', window );">Title of 12(b) Security</a></td>
<td class="text">Common
    stock, par value $0.01 per share<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_TradingSymbol', window );">Trading Symbol</a></td>
<td class="text">MICS<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_SecurityExchangeName', window );">Security Exchange Name</a></td>
<td class="text">NASDAQ<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_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_EntityAddressAddressLine2">
<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 2 such as Street or Suite number</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_EntityAddressAddressLine2</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>
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<td>dei:centralIndexKeyItemType</td>
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<td><strong> Balance Type:</strong></td>
<td>na</td>
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<td><strong> Period Type:</strong></td>
<td>duration</td>
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<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>
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<tr>
<td><strong> Data Type:</strong></td>
<td>xbrli:booleanItemType</td>
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<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
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<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
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</table></div>
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<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>
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<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>
<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_PreCommencementIssuerTenderOffer</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_PreCommencementTenderOffer">
<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 14d-2(b) 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 14d<br> -Subsection 2b<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_PreCommencementTenderOffer</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_Security12bTitle">
<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>Title of a 12(b) registered security.</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<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_Security12bTitle</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:securityTitleItemType</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_SecurityExchangeName">
<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 Exchange on which a security is registered.</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 d1-1<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_SecurityExchangeName</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:edgarExchangeCodeItemType</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_SolicitingMaterial">
<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 soliciting material pursuant to Rule 14a-12 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> -Section 14a<br> -Number 240<br> -Subsection 12<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_SolicitingMaterial</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>
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<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_TradingSymbol">
<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>Trading symbol of an instrument as listed on an exchange.</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_TradingSymbol</td>
</tr>
<tr>
<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
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<tr>
<td><strong> Data Type:</strong></td>
<td>dei:tradingSymbolItemType</td>
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<tr>
<td><strong> Balance Type:</strong></td>
<td>na</td>
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<tr>
<td><strong> Period Type:</strong></td>
<td>duration</td>
</tr>
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<table border="0" cellpadding="0" cellspacing="0" class="authRefData" style="display: none;" id="defref_dei_WrittenCommunications">
<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 written communications pursuant to Rule 425 under the Securities 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 Securities Act<br> -Number 230<br> -Section 425<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_WrittenCommunications</td>
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<td style="padding-right: 4px;white-space:nowrap;"><strong> Namespace Prefix:</strong></td>
<td>dei_</td>
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<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>
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"   !

end
</TEXT>
</DOCUMENT>
</SEC-DOCUMENT>
