36,550,000 Mortgage Note



                                  MORTGAGE NOTE



$36,550,000.00                                                September 28, 2000



          For value received, FIRST STATES PARTNERS 123 SOUTH BROAD I, L.P., a

Delaware limited partnership, having its principal place of business at 1725 The

Fairway, Jenkintown, Pennsylvania 19046 (hereinafter referred to as "Maker"),

promises to pay to the order of Credit Suisse First Boston Mortgage Capital LLC,

a Delaware limited liability company ("Lender" and also sometimes "Payee"),

having its principal office at 11 Madison Avenue, New York, New York 10010, or

at such place as the holder hereof may from time to time designate in writing,

the principal sum of THIRTY-SIX MILLION FIVE HUNDRED FIFTY THOUSAND AND 00/100

Dollars ($36,550,000.00), in lawful money of the United States of America, with

interest thereon to be computed on the unpaid principal balance from time to

time outstanding at the Applicable Interest Rate (as hereinafter defined), and

to be paid in installments as follows:



     A.   A payment of interest only on the date hereof with respect to the

          interest accrual period from the date hereof to and including October

          10, 2000;



     B.   A constant payment of $279,227.00 (such amount hereinafter the

          "Monthly Payment Amount"), on the eleventh day of November, 2000 and

          on the eleventh day of each calendar month thereafter up to and

          including the eleventh day of September, 2030; (each a "Payment

          Date"); each of such payments to be applied (a) to the payment of

          interest computed at the Initial Term Interest Rate (as hereinafter

          defined); and (b) the balance applied toward the reduction of the

          principal sum;



and the balance of said principal sum together with all accrued and unpaid

interest thereon shall be due and payable on the eleventh day of October, 2030

(the "Maturity Date"). Interest on the principal sum of this Note shall be

calculated on the basis of the actual number of days elapsed and a

three-hundred-sixty (360) day year. The constant payment required hereunder is

based on an amortization schedule of three hundred sixty (360) months. For

purposes of making payments hereunder, but not for purposes of calculating

interest accrual periods if the eleventh (11th) day of a given month is not a

Business Day (as hereinafter defined), then amounts due on the Payment Date for

such month shall be due on the next succeeding Business Day. All amounts due

under this Note shall be payable without setoff, counterclaim or any other

deduction whatsoever.



          1.  As used in this Note:



          (a) The term "Annual Budget" shall mean an annual budget submitted by

Maker to Payee in accordance with the terms of Paragraph 8(b) herein.



          (b) The term "Anticipated Repayment Date" shall mean October 11, 2010.



{PAGE}



         (c) The term "Applicable Interest Rate" shall mean from (a) the date of

this Note through but not including the Anticipated Repayment Date, the Initial

Term Interest Rate, and (b) from and after the Anticipated Repayment Date

through and including the date this Note is paid in full, the Extended Term

Rate.



         (d) The term "Approved Annual Budget" shall mean each Annual Budget

approved by Payee in accordance with terms herein.

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