EX-10.4 5 caba-ex10_4.htm EX-10.4 EX-10.4

展览10.4

本展示的某些机密部分已被省略并替换为“[***]”。已排除的标识资讯已被从展示中排除,因为(I)不是重要的,(II)是注册人视为私人或机密的资讯。

租赁的第二次修正

这份租赁的第二次修正 (“修订”于2024年10月1日制作并订立(“修订生效日期」,由以下各方缔结: BRANDYWINE CIRA, L.P., 一家宾夕法尼亚有限合伙企业(“房东以及 CABALETTA BIO, INC., 一家特拉华州股份有限公司(“承租人”).

房东和租户是一份租约(下称“原租约”)的缔约方,该租约日期为2019年2月11日,并于2022年2月15日通过第一份租约修改进行了修订(原租约经过该等修订后在此称为“现行租约”),租赎物被视为目前所知的包含7672平方英尺的Suite 600,位于宾夕法尼亚州费城的Cira Centre大楼,位于2929 Arch Street。本修订之后经本著作修订的现行租约在此称为“原始租约”。 现行租约”,租赎物被视为目前所知的包含7672平方英尺的Suite 600,位于宾夕法尼亚州费城的Cira Centre大楼,位于2929 Arch Street。本修订之后经本著作修订的现行租约在此称为“租赁”.

b. 目前的租期到2025年6月30日到期。房东和租户同意通过本文所载之条款和条件对现行租约进行修改以延长租期。 珏故因,为了考虑本文所含之相互契约和协议,以及意欲负法律约束力,房东和租户特此一致同意如下:

1.
引入背景说明;定义以上所载背景说明现同时作为本修订条款的一部分,并被引入,其内容视同完全列入本修订案内文。如本修订案中所使用但未另有定义的大写术语,其意思应参照目前租赁中赋予它们的相应涵义。
2.
条款本次延长期限为额外12个月,自2025年7月1日开始,至2026年6月30日结束。
3.
固定租金自2025年7月1日生效,承租人承诺并同意在租期内无需事先通知、要求、扣减、抵销或反要求,依照以下方式支付固定租金给房东,分期付款,并按照租赁条款的规定支付:

时间范围

每可租用平方的年固定租金 业务地点的占地面积

年度固定租金

月固定租金

7/1/25 - 6/30/26

$38.27

$293,607.44

$24,467.29

 

4.
未清的营业费用截至2024年8月31日,租户欠房东$[***](即“未支付的营业费用)。在2024年10月1日至2025年9月30日项目的第一天

 


,租户应支付房东$[***]作为额外租金,该金额将计入未支付的营业费用中。
5.
释放根据本修订案第4条所载,只要租户支付未清的营业费用,房东,其董事,合伙人,成员,股东,雇员,代理人,执行人,前任,继任者,管理员,联属公司和受让人(以下统称「房东方」)特此放弃对租户,其董事,成员,股东,雇员,代理人,执行人,前任,继任者,管理员,联属公司,受托人和受让人以及所有可能被认为与他们具有连带和个别责任的人员,合伙企业,公司和其他据称与他们共同和个别负连带责任的实体或人员(以下统称「被释放人」)对及从各种类性质的任何和所有索赔,诉讼,行动,诉因,债务,损害,成本,费用,补偿,款项,债券,契约,约定,判决和要求,无论根据法律或衡平法,在合约或侵权之下,根据州或联邦法律或法规,房东方曾经拥有、现在拥有,或是他们中的任何人或任何其他声称透过他们,透过他们,或透过其他人或实体取得的,此后可能拥有,应有或可能拥有的,无论已知或未知,由房租合约下未支付或未计费的营业费用(以下称为「未计费营业费用」)引起或与之有任何关联的任何及所有索赔,诉因,债务,损害,成本,费用,补偿,款项,债券和对被释放人的要求,直至并包括修订案生效日期。房东明确承认此解释包括任何与未计费营业费用相关或由此引起的或与之任何方式有关的所有事项,索赔,要求,责任,义务,损害,费用,诉因或诉讼,无论已知或未知。房东方释放人其他未计费营业费用营业费用
6.
Condition of Premises. Tenant acknowledges and agrees that Landlord has no obligation under the Lease to make any improvements to or perform any work in the Premises, or provide any improvement allowance, and Tenant accepts the Premises in their current “AS IS” condition.
7.
经纪人. Landlord and Tenant each represents and warrants to the other that such representing party has had no dealings, negotiations, or consultations with respect to the Premises or this transaction with any broker or finder other than a Landlord affiliate, representing Landlord, and JLL (“经纪人”), representing Tenant. Each party must indemnify, defend, and hold harmless the other from and against any and all liability, cost, and expense (including reasonable attorneys’ fees and court costs), arising out of or from or related to its misrepresentation or breach of warranty under this Section. Landlord must pay Broker a commission in connection with this Amendment pursuant to the terms of a separate written agreement between Landlord and Broker. This Section will survive the expiration or earlier termination of the Term.
8.
Effect of Amendment; Ratification. Landlord and Tenant hereby acknowledge and agree that, except as provided in this Amendment, the Current Lease has not been modified, amended, canceled, terminated, released, superseded, or otherwise rendered of no force or effect. The Current Lease is hereby ratified and confirmed by the parties hereto, and every provision, covenant, condition, obligation, right, term, and power contained in and under the Current Lease continues in full force and effect, affected by this Amendment only to the extent of the amendments and modifications set forth herein. In the event of any conflict between the terms and conditions of this Amendment and those of the Current Lease, the terms and conditions of this Amendment control. To the extent permitted by applicable law. Landlord and Tenant hereby w aive trial by

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陪审团在任何由其中一方对另一方提起的任何有关租约、房东和房客的关系、房客对建筑物的使用或占有、任何索赔、伤害或损害、或者任何紧急情况或其他法定救济的事项中所涉及的诉讼、讼事或反诉要诉的诉讼中所涉及之事宜,房客明确承认并同意,目前租约的承认判决条款已完整重述如下:

除了并非取代房东授予的任何前述权利:

(1) 当本租约或房客的占有权因条款或条件违反或因任何其他原因被终止,无论在本租约期间还是其任何续租或延长期间内,当本租约所造成的期限或其延长期限届满时,作为为房客代表的任何律师合法地可以提交协议,对房客及所有以房客为单位的人在任何适格法院提起承认判决驱逐房客的诉讼,此时,如果房东有此意愿,执行令或占有令可以立即发出,无需任何事先的裁定或程序,并且假如在此类诉讼已经开始后出于任何理由,同一诉讼被判决后,此处所租赁物业的占有权保持或恢复给房客,则房东有权在任何后续违约或违约或本租约终止的情况下,像前述一样进行一份或多份诉讼来恢复所述物业的占有。

(2) 在任何用于承认驱逐判决的诉讼中,房东应首先提交一份由其或代表其行动的人提交的声明书,其中应载明授权作出判决所需的事实,此类声明书内容将是不可辩驳的证据,并且如果在此类诉讼中提交本租约的真实副本(关于副本真实性,该声明书应是足够的证据),则无需提交原版作为授权书,不受法院规则、惯例或实践的任何相反规定的影响。房客向房东证明其至少有10,000美元的总收入。

租户放弃权利。租户明确承认他已自愿、自知、并且智慧地放弃了某些诉讼程序权利,同意上述有关承认判决的款项。租户进一步明确同意,在违约的情况下,房东可以采取多种救济措施,包括根据承认判决取得物业。此外,租户明确放弃对房东及房东的律师因根据本租赁承认判决而侵犯租户宪法权利的任何索赔。

3


租户:CABALETtA BIO, INC。

签名:Steven Nichtberger

姓名:Steven Nichtberger

职称: 首席执行官

日期: 2024年9月30日 上午4:57:30 太平洋日光节约时间

9.
代表. Each of Landlord and Tenant represents and warrants to the other that the individual executing this Amendment on such party’s behalf is authorized to do so.
10.
Counterparts; Electronic Transmittal. This Amendment may be executed in any number of counterparts, each of which when taken together will be deemed to be one and the same instrument. The parties acknowledge and agree that notwithstanding any law or presumption to the contrary, the exchange of copies of this Amendment and signature pages by electronic transmission will constitute effective execution and delivery of this Amendment for all purposes, and signatures of the parties hereto transmitted and/or produced electronically will be deemed to be their original signature for all purposes.
11.
OFAC. Each party hereto represents and warrants to the other that such party is not a party with whom the other is prohibited from doing business pursuant to the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of the Treasury, including those parties named on OFAC’s Specially Designated Nationals and Blocked Persons List. Each party hereto is currently in compliance with, and must at all times during the Term remain in compliance with, the regulations of OFAC and any other governmental requirement relating thereto. Each party hereto must defend, indemnify, and hold harmless the other from and against any and all claims, damages, losses, risks, liabilities, and expenses (including reasonable attorneys’ fees and costs) incurred by the other to the extent arising from or related to any breach of the foregoing certifications. The foregoing indemnity obligations will survive the expiration or earlier termination of the Lease.

[以下页签名]

 

4


 

证明,房东和租户已在上述日期正式签署了这份修订协议。

房东:

BRANDYWINE CIRA,L.P。

通过:Brandywine Cira,L.L.C.,其普通合伙人

通过:/s/ Jeff DeVuono

姓名:Jeff DeVuono

职称:执行副总裁兼高级董事

日期: 2024年9月30日

租户:

CABALETTA BIO,INC。

准许: /s/ Steven Nichtberger

姓名: Steven Nichtberger

Title: CEO

日期: 2024年9月30日 上午4:57:30 太平洋日光节约时间