LEASE AGREEMENT



THIS LEASE is made and entered into for identification purposes on the 19th day

of November, 1999, by and between STEPHEN L. CLARK, as trustee of the Steve

Clark Trust, created pursuant to a Trust Agreement dated October 4, 1996,

executed by Stephen L. Clark, as grantor, and Stephen L. Clark, as trustee

(hereinafter called the "LESSOR") and THE GOLF WAREHOUSE, L.L.C., a Delaware

limited liability company (hereinafter called the "LESSEE").



LEASED PREMISES:



In consideration of the obligation of LESSEE to pay rent as herein provided and

in consideration of the other terms, covenants and conditions hereof, LESSOR

hereby demises and leases to LESSEE, and LESSEE hereby takes from LESSOR, those

certain premises, now or hereafter to be erected within the City of Wichita,

County of Sedgwick, State of Kansas, and being a part of that certain portion of

warehouse building located at 8833 E. 34th Street (hereinafter referred to as

the "WAREHOUSE"), more particularly described in the legal description attached

hereto as EXHIBIT "A", which premises have a common street address of 8851 E.

34th Street, Wichita, Kansas, and consist of a space containing approximately

45,330 square feet of floor area (including 9,600 square feet of mezzanine

space) (hereinafter called the "LEASED PREMISES"). The approximate dimensions of

the Leased Premises are as follows:



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<S>               <C>

WIDTH OR FRONT:   Approximately 200 feet measured, as applicable, from the

                  outside of each exterior wall of the Warehouse, which is also

                  a wall of the Leased Premises or, in the case of those

                  interior walls separating the Leased Premises from other

                  tenant spaces in the Warehouse, from the center line of such

                  interior walls.



DEPTH:            Approximately 180 feet measured from the outside of the front

                  to the outside of the rear wall of the Leased Premises.

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The boundaries and location of the Leased Premises are outlined in red on the

site plan of the Warehouse that is attached hereto as Exhibit "B" and made a

part hereof.



1.   LEASE TERM: LESSOR hereby demises, lets, and leases unto LESSEE the

     above-described real property, together with the improvements located

     thereon, and all appurtenances thereto appertaining, for a term of five (5)

     years (the "ORIGINAL TERM") beginning on the earlier of: (i) the day Lessee

     has substantially completed the "Lessee Improvements" (hereafter defined)

     and Lessor has substantially completed "Lessor Improvements" (hereafter

     defined); (ii) June 1, 2000; or (iii) the day Lessee opens for business

     from the Leased Premises (herein the "COMMENCEMENT DATE"), and shall expire

     on the day five (5) years after the Commencement Date. Annual base rent

     shall be payable in equal monthly installments, commencing on the

     Commencement Date and continuing on the same day of each month thereafter

     during the term of this Lease. Provided LESSEE is not in default under the

     terms of this lease, and upon written notice provided to LESSOR 180 days

     prior to expiration of the Original Term, LESSEE shall have the right to

     extend the term of this lease for an additional five (5) years commencing

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