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Office Lease Agreement

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Title: LEASE
Date: 8/14/2009
Industry: Biotechnology and Drugs Sector: Healthcare

Exhibit 10.117

LEASE

RREEF AMERICA REIT II CORP. PPP,

Landlord,

and

ORE PHARMACEUTICALS INC. ,

Tenant

Riverfront Office Park

Cambridge, Massachusetts

TABLE OF CONTENTS

Page

1.	USE AND RESTRICTIONS ON USE	1

2.	TERM	2

3.	RENT	3

4.	RENT ADJUSTMENTS	3

5.	SECURITY DEPOSIT	5

6.	ALTERATIONS	5

7.	REPAIR	6

8.	LIENS	7

9.	ASSIGNMENT AND SUBLETTING	7

10.	INDEMNIFICATION	9

11.	INSURANCE	9

12.	WAIVER OF SUBROGATION	10

13.	SERVICES AND UTILITIES	10

14.	HOLDING OVER	11

15.	SUBORDINATION	12

16.	RULES AND REGULATIONS	12

17.	REENTRY BY LANDLORD	12

18.	DEFAULT	12

19.	REMEDIES	13

20.	TENANT’S BANKRUPTCY OR INSOLVENCY	15

21.	QUIET ENJOYMENT	16

22.	CASUALTY	16

23.	EMINENT DOMAIN	17

24.	SALE BY LANDLORD	17

25.	ESTOPPEL CERTIFICATES	18

26.	SURRENDER OF PREMISES	18

27.	NOTICES	19

28.	TAXES PAYABLE BY TENANT	19

29.	INTENTIONALLY DELETED	19

30.	DEFINED TERMS AND HEADINGS	19

31.	TENANT’S AUTHORITY	19

32.	FINANCIAL STATEMENTS AND CREDIT REPORTS	20

33.	COMMISSIONS	20

34.	TIME AND APPLICABLE LAW	20

35.	SUCCESSORS AND ASSIGNS	20

36.	ENTIRE AGREEMENT	20

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TABLE OF CONTENTS

(continued)

Page

37.	EXAMINATION NOT OPTION	20

38.	RECORDATION	20

39.	PARKING	20

40.	RENEWAL OPTION	22

41.	LIMITATION OF LANDLORD’S LIABILITY	22

EXHIBIT A – FLOOR PLAN DEPICTING THE PREMISES	1

EXHIBIT A-1 – SITE PLAN	1

EXHIBIT A-2 – LEGAL DESCRIPTION OF THE LOT	1

EXHIBIT B – INITIAL ALTERATIONS	B-1

EXHIBIT C – COMMENCEMENT DATE MEMORANDUM	C-1

EXHIBIT D – RULES AND REGULATIONS	D-1

EXHIBIT E – ELECTRICITY COSTS	E-1

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GROSS (BY)-INS OFFICE LEASE

REFERENCE PAGES

BUILDING:	Riverfront Office Park One Main Street Cambridge, Massachusetts 02142
LANDLORD:	RREEF AMERICA REIT II CORP. PPP , a Maryland corporation
LANDLORD’S ADDRESS:	c/o RREEF Management Company One Main Street Cambridge, MA 02142
WIRE INSTRUCTIONS AND/OR ADDRESS FOR RENT PAYMENT:	RREEF AMERICA REIT II CORP. PPP 75 Remittance Drive Suite 6334 Chicago, IL 60675-6334
LEASE REFERENCE DATE:	May 14, 2009

TENANT:	ORE PHARMACEUTICALS INC. , a Delaware corporation
TENANT’S NOTICE ADDRESS:
(a) As of beginning of Term:	One Main Street 3 ^rd Floor, Suite 300 Cambridge, Massachusetts 02142
(b) Prior to beginning of Term (if different):	38 Sidney Street, 2 ^nd Floor Cambridge, MA 02139
PREMISES ADDRESS:	One Main Street 3 ^rd Floor, Suite 300 Cambridge, Massachusetts 02142
PREMISES RENTABLE AREA:	Approximately 4,077 rentable sq. ft. (for outline of Premises see Exhibit A )

SCHEDULED COMMENCEMENT DATE:	July 1, 2009

TERM OF LEASE:	Approximately Three (3) years beginning on the Commencement Date and ending on the Termination Date. The period from the Commencement Date to the last day of the same month is the “Commencement Month.”


	Initials

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TERMINATION DATE:	June 30, 2012 The last day of the thirty-sixth (36th) full calendar month after (if the Commencement Month is not a full calendar month), or from and including (if the Commencement Month is a full calendar month), the Commencement Month

ANNUAL RENT and MONTHLY INSTALLMENT OF RENT(Article 3):

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