Exhibit 4.11



                           INSTALLMENT SALE AGREEMENT



     AGREEMENT made this 29th day of January 1998, by and between PIDC FINANCING

CORPORATION, a Pennsylvania Non-Profit Corporation, (hereinafter called

"Seller") and RED BELL BREWING CO., a Pennsylvania Corporation, (hereinafter

called "Buyer"):



                                  WITNESSETH:



     1. Sale and Premises  Seller hereby agrees to sell to Buyer, who hereby

agrees to purchase certain property located at 3100 Jefferson Street,

Philadelphia, Pennsylvania, and more fully described in Exhibit "A" attached

hereto and hereby made a part hereof, together with the buildings and other

improvements erected thereon, and together with all improvements, easements,

tenements, appurtenances, hereditaments, fixtures, furnishings, equipment,

rights and privileges contained in, belonging to or in any way pertaining or

beneficial to the said premises (all of which shall hereinafter be called the

"Premises"), whether or not attached or to be attached to the land, buildings or

other improvements and whether or not described or referred to in Exhibit "A",

and with all faults.



     2. Nature and Cost of Project  Seller has previously acquired on behalf of

the Buyer an existing 260,000 square foot industrial building for the sum of

Five Hundred Thousand Dollars and No Cents ($500,000.00) and Buyer has

constructed improvements at a cost of approximately Eight Hundred Forty Thousand

Dollars and No Cents ($840,000.00) and has incurred miscellaneous fees and costs

in the amount of approximately Seventy Eight Thousand Dollars and No Cents

($78,000.00). Seller has obtained a commitment from PENNSYLVANIA INDUSTRIAL

DEVELOPMENT

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AUTHORITY ("PIDA"), pursuant to which PIDA has agreed to advance to Seller the

sum of Three Hundred Ninety Two Thousand Three Hundred Sixty Two Dollars and No

Cents ($392,362.00) which loan will be secured by a First Mortgage on the

Premises. Seller shall execute on the date hereof a First Mortgage and Note in

favor of PIDA.



     3. Loan  Seller will execute and deliver to PIDA on the date hereof

Seller's Mortgage Note ("Note") in the principal sum of $392,362.00 secured by a

First Mortgage ("Mortgage") upon the Premises. The provisions of the Note and

the Mortgage are hereby incorporated herein by reference. Buyer agrees that its

interest in the Premises and its rights hereunder will be subordinate to the

interests and rights of PIDA as First Mortgagee, and acknowledges that PIDA has

agreed to advance the sum represented by the Note and Mortgage in reliance upon

the assignment to PIDA of Seller's rights under this Agreement as collateral

security for payment of the Note and Mortgage.



     4. Purchase Price and Other Payments by Buyer  Buyer will pay to Seller, at

the times and in the manner hereinafter set forth, as purchase price for the

Premises and interest on the unpaid portions thereof as follows:



          a. Three Hundred Ninety Two Thousand Three Hundred Sixty Two Dollars

     and No Cents ($392,362.00) together with interest on the unpaid portions

     thereof shall be repaid in one hundred eighty (180) equal monthly

     installments including all accrued interest at the rate of 3.75% per annum

     as charged under the Note from Seller to PIDA, and each such installment

     shall be paid to Seller ten (10) days prior to the date Seller is to pay

     PIDA and the amount

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     of each installment shall be equal to the amount required to be paid by

     Seller to PIDA, and each of which installments shall first be applied to

     accrued interest at the aforesaid rate and the balance on account of

     purchase price. Notwithstanding the foregoing, Buyer shall pay the

     foregoing installments directly to PIDA, if requested by PIDA.



          b. In addition to the amounts specified above, Buyer shall pay to the

     Philadelphia Industrial Development Corporation, agent for Seller, for

     services rendered a monthly service charge in the amount of Twenty Eight

     Dollars and Fifty Three Cents ($28.53) commencing upon the payment of

     purchase price and interest under the Note from Seller to PIDA, and

     continuing throughout the term of this Agreement. In addition, in the event

     Buyer prepays all or part of the purchase price under Paragraph 4(a)

     hereof, Buyer shall pay to the Philadelphia Industrial Development

     Corporation, agent for Seller, at the time of such prepayment, an amount

     equal to 1/2 of 1% of the total amount prepaid.



          c. The installment payments of the purchase price shall be net to

     Seller and all costs and expenses payable in connection with the ownership,

     maintenance and occupancy of the Premises shall be paid or caused to be

     paid by Buyer. It is the intention of the parties that notwithstanding any

     other provision of this Agreement, Seller shall timely receive from Buyer

     funds equal to those funds necessary for Seller to pay PIDA all of

     Seller's obligations under the aforesaid Note and Mortgage, and Seller

     agrees that, promptly after Seller receives any such amount, to

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     pay such amount to PIDA on account of the aforesaid Note and Mortgage to be

     applied in the manner prescribed by this Agreement.



          d. Buyer shall have the privilege of prepaying the purchase price at

     the times and subject to the same conditions and premiums as is required

     for prepayment of the respective Mortgages to which such prepayments will

     be applied subject to the provisions of Paragraph 4b hereof.



     5. Settlement  Settlement for the Premises shall take place within thirty

(30) days after the date of final payment by Buyer of all amounts to be paid by

Buyer under the terms of this Agreement, provided that Buyer is not in default

hereunder. In the event Buyer refuses to take and record title to the Premises

within the aforesaid thirty (30) day period, Buyer shall pay to Seller, or its

agent, a service charge of One Hundred Dollars and No Cents ($100.00) per month

until such time as Buyer accepts and records title to the Premises. As a

condition of settlement, Buyer shall furnish to Seller reasonable security to

indemnify Seller against any claims which are not effectively covered by

liability insurance arising out of Seller's ownership of the Premises. At

settlement, Seller will convey to Buyer such title to the Premises as Seller

presently has, excepting however, any part of the Premises taken by eminent

domain during the term of this Agreement or any encumbrance or objection created

or permitted by Buyer or Seller with Buyer's consent.



     6. Possession  Insofar as Seller is concerned, Buyer shall have possession

of the Premises upon execution of this Agreement. Buyer



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agrees that Seller shall in no way and at no time be responsible for the

condition of the Premises.



     7.  Adjustments  Buyer agrees to pay all charges and costs (excepting only

Seller's counsel fees) which are required and whenever required in connection

with the conveyance of the Premises from Seller to Buyer. Buyer agrees that

Seller shall not be responsible for any inaccuracies in any settlement sheet in

connection with the foregoing.



     8.  Zoning  Seller makes no representations as to the zoning of the

Premises.



     9.  Municipal or State Improvements  Buyer agrees to pay for any

Improvements to the Premises done or ordered to be done by any municipal or

state authorities and to comply at its own cost and expense with all notices

received from public authorities from and after the date hereof.



    10.  Taxes and Assessments  Buyer agrees to pay or to cause to be paid, as

an addition to the purchase price, before they would become delinquent or as

required by the Mortgage, all real estate taxes, including City and School

Taxes, assessments, water rents, sewer rents and charges and other governmental

charges, general and special, which are assessed or imposed upon or chargeable

against the Premises at any time from after the date hereof and thereafter

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