INDUSTRIAL LEASE

THIS LEASE is made, entered into and effective as of December 1, 2000, by and between BENGREEN, L. L. C., an Oregon limited liability company, with its address at 1022 SW Salmon Street, Suite 450, Portland, Oregon 97205 ("Landlord"), and INTEL CORPORATION a Delaware Corporation, with its address at 2200 Mission College Blvd., Santa Clara, CA 95052 ("Tenant").

1. PREMISES AND TERM

a. Premises. In consideration of the covenants and agreements herein contained, Landlord does hereby lease, let and demise unto Tenant and Tenant leases from Landlord, the space depicted on Exhibit "A" attached hereto (the "Premises"), which contains 39,355 square feet, and which is located in Building C, (the "Building"), all of which is in the Ron l er Corporate Center (the "Park") in Hillsboro, Oregon, which is legally described in Exhibit "B," attached hereto. Tenant's Premises represent approximately twenty-five (25) percent of the total existing square footage of 157,388 square feet within the Park. This percentage shall be adjusted from time to time if more square footage is constructed at the Park, and the percentage shall be computed by dividing the square footage of the Premises by the total rentable square footage contained in the Park, as determined by Landlord at its cost, using NAIOP standards. The resulting percentage shall, upon written notice to Tenant, be used as Tenant's proportionate share in determining Tenant's share of taxes, insurance, assessments and operating expenses of the Park. Landlord reserves the right from time to time to add to the real property which comprises the Park to include one or more adjacent parcels. In the event that the inclusion of such additional real property results in an increase of the total square footage of the Park, Tenant's percentage shall be adjusted accordingly. Tenant shall have the right to use, in common with others, the common areas of the Park.

b. Possession. Landlord has completed the Landlord's Improvements, as shown on Exhibit "C." Landlord shall deliver, and Tenant shall accept, the Premises, upon the date that both Tenant and Landlord have executed this Lease and Tenant has paid the first month of Base Monthly Rent. Landlord warrants that as of the date of delivery of possession, the Premises will have been constructed in accordance with all applicable recorded covenants, conditions and restrictions and all applicable zoning, municipal, county, state and federal laws, codes, ordinances and regulations (including ADA), governing and regulating the development of the Park, construction of the Building and construction of other improvements to the Park.

c. Term. Landlord leases the Premises to Tenant for a term of eighty four (84) months, commencing on March 1, 2001, (the "Commencement Date"), and continuing through the end of the eighty-fourth full calendar month after the Commencement Date, February 29, 2008 ("Lease Term"). Notwithstanding the foregoing, provided that Tenant is not then in default of this Lease, Tenant may terminate this Lease as of February 28, 2006, by giving Landlord written notice on or before September 1, 2005 that Tenant will terminate the Lease, and paying Landlord the sum of One Hundred One Thousand Seven Hundred Twenty-Nine Dollars and Twenty Cents ($101,729.20), which sum shall be paid to Landlord at the same time that Tenant gives Landlord written notice of the exercise of its right to terminate the Lease. In the event that Tenant fails to give Landlord timely notice and make the payment on or before September 1, 2005, Tenant's right to terminate the Lease shall lapse and be of no further effect. Notwithstanding the foregoing, in consideration of the additional Base Monthly Rent to be paid, in the event that Tenant exercises its right hereunder to the assign the Lease to Convera, as allowed by Section 12 below, then the Lease Term shall terminate at the end of the sixtieth full calendar month after the Commencement Date, February 28,2006. Both Intel Corporation and Convera shall have the right to exercise the Option to Renew as set out in the Addendum at the end of their respective Lease Terms; provided however, if at the end of Convera's shortened Lease Term, Convera does not elect to exercise the Option to Renew; and provided the Lease is not then in default, Landlord will allow Convera to assign the Lease back to Intel Corporation for the remainder of what would have been Intel Corporation's original Lease Term. The Base Monthly Rent for the remainder of the Lease Term will then revert back to the lesser dollar value per square foot and shall be $44,081.30 per month, commencing March 1, 2007 and shall increase, as set out in the Basic Lease Information in accordance with the established rent for Intel Corporation. Intel Corporation and Convera must notify Landlord on or before September 1, 2005, whether Convera will exercise the Option to Renew, assign the Lease to Intel Corporation, or surrender the Premises in accordance with the provisions of the Lease on February 28, 2006.

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