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STATE OF NORTH CAROLINA COUNTY OF LEE COMMERCIAL LEASE THIS LEASE AGREEMENT is made and entered into as of the day of 2021, by and between FORGE INVESTMENT GROUP, LLC, a North Carolina limited liability company ("Lessor"), and MARELLI NORTH CAROLINA USA LLC., a Delaware limited liability company,("Lessee"). WITNESSETH: Lessor is the fee simple owner of land and improvements more particularly described in Exhibit "A",attached hereto and incorporated herein by reference. NOW,THEREFORE, in consideration of the rents hereinafter to be paid and in consideration of the mutual covenants and agreements hereinafter recited, Lessor does hereby lease and demise unto the Lessee and the Lessee does hereby lease and take as Lessee from Lessor those certain premises hereinafter described and Guarantor agrees as follows: 1. PREMISES. The "Premises" consists of the building, land and all fixtures thereon located at 2101 Nash Street, Sanford, NC 27330 and the property identified by the Lee County Tax Assessor's Office by PIN•#9652-74-4328-00,as shown shaded on Exhibit"A"attached hereto. 2.TERM.Base Term.This lease shall commence on ,2021 ("Commencement Date")and continue until 11:59 PM for six months from the date of commencement. Extension Term(s). If Lessee is not in default under the terms hereof, Lessee shall have the option of extending this tease on the same terms for six(6)additional terms of one(1')month each following the Base Term, which said option to renew shall occur automatically unless and except Lessee provide no less than ten(10)days written notice prior to the expiration of the then current base or extension term. 3.RENT/SECURITY DEPOSIT.Lessee shall pay to the Lessor as monthly rent for the Premises the sum Thirty Nine Thousand Five Hundred Thirty Three and 33/100 dollars($39,533.33)per month during the term of the lease,which said amount shall be due and payable on the first(1st)day of each month during the term of this Lease, beginning on the Commencement Date.Should Lessee take possession on a day other than the first of the month,rent for the partial month shall be prorated to reflect the time of possession by the Lessee and all terms contained herein shall apply immediately upon taking possession. All monthly payments of rental due during the term of this Lease shall be paid at the office of the Lessor,unless otherwise provided herein. PPAB 6118535v1