LEASE



                             MULTI TENANT INDUSTRIAL

                                  MODIFIED NET



                                    LANDLORD:



                  MIDSTATE 99 DISTRIBUTION BUILDING No. 1, LLC

                     a California Limited Liability Company



                                     TENANT:



                          MOULDED FIBRE TECHNOLOGY INC.

                               a Maine Corporation



                                    ADDRESS:



                    1607 N. PLAZA DRIVE, VISALIA, CALIFORNIA

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                               TABLE OF CONTENTS



Section                  Title                                       Page

-------                  -----                                       ----



DEFINED TERMS........................................................  vii



MULTI-TENANT INDUSTRIAL MODIFIED NET LEASE.............................. 1



1. SUMMARY OF BASIC LEASE INFORMATION AND DEFINITIONS................... 1



     1.1.  Landlord's Address........................................... 1



     1.2.  Tenant's Address............................................. 1



     1.3.  Project...................................................... 1



     1.4.  Building..................................................... 1



     1.5.  Premises..................................................... 1



     1.6.  Commencement Date............................................ 2



     1.7.  Lease Term of the Premises................................... 2



     1.8.  Monthly Rent................................................. 2



     1.9.  Additional Rent.............................................. 2



     1.10. Security Deposit............................................. 2



     1.11. Permitted Use................................................ 2



     1.12. Brokers...................................................... 2



     1.13. Parking Spaces............................................... 3



     1.14. Tenant Improvement Allowance................................. 3



     1.15. Common Areas................................................. 3



     1.16. Lease Guaranty............................................... 3



2. LEASE OF PREMISES.................................................... 4



     2.1.  Common Area.................................................. 4



3. TERM................................................................. 4



     3.1.  Term; Notice of Lease Dates.................................. 4



     3.2.  Early Occupancy.............................................. 4



     3.3.  Option to Extend............................................. 4



     3.4.  Option Period Rent........................................... 5



     3.5.  Conditions Precedent......................................... 5



4. RENT................................................................. 5



     4.1.  Payment...................................................... 5





                                      i

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     4.2.  Monthly Rent................................................. 6



     4.3.  Additional Rent; Additional Obligations...................... 6



5. OPERATING EXPENSES................................................... 6



     5.1.  Operating Expenses........................................... 6



     5.2.  Cap on Controllable Operating Expenses....................... 7



6. SECURITY DEPOSIT..................................................... 7

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