BY AND BETWEEN
CISCO SYSTEMS, INC.
A CALIFORNIA CORPORATION
SONUS NETWORKS, INC.
A DELAWARE CORPORATION
250 APOLLO DRIVE
CHELMSFORD, MASSACHUSETTS 01824
DATED AS OF OCTOBER__, 2003
BASE RENT: RENT
(a) In order to achieve the lower monthly rent set forth
in paragraph (b) below for the period of the Sublease
Term commencing on the Rent Commencement Date and
continuing through the Expiration Date, Subtenant
shall make a one-time rent payment of $1,250,000.00
due and payable on the Commencement Date ("Advanced
(b) Six Hundred and Eighty Thousand Six Hundred
Eighty-Eight Dollars ($680,688.00) per annum, payable
in monthly payments of Fifty Six Thousand, Seven
Hundred Twenty-Four and 00/100 Dollars ($56,724.00)
commencing on the Rent Commencement Date and
continuing through the Expiration Date.
BROKER: The Staubach Company
BUILDING: An approximately 144,375 rentable square foot building
situated upon approximately 10.99 acres of land located at
250 Apollo Drive, Chelmsford, Massachusetts.
COMMENCEMENT DATE: The date of receipt by Sublandlord of an executed original
of the Master Landlord's Consent to Sublease with respect to
this fully executed Sublease and substantially in the form