Lease Agreement by and between 522 Congress, LP and Hippo Analytics Inc., dated as of December 15, 2017

DEFINITIONS

LEASE GRANT. By occupying the Premises, Tenant shall be deemed to have accepted the same as suitable for the purpose herein intended and to have acknowledged that the same comply fully with Landlord’s obligations. If the Lease is executed before the Premises become vacant or are otherwise available and ready, or if any present tenant holds over and Landlord cannot acquire possession, Landlord shall not be deemed to be in default, and Tenant agrees to accept possession of the Premises on such date as Landlord is able to tender the same, which date shall be deemed to be the commencement date of this Lease.

RENT. Tenant promises and agrees to pay Landlord the Minimum Base Rentals, without deduction or setoff, beginning on the Commencement Date for each month of the entire Lease term, payable without demand beginning on the first day of each calendar month. In the event any sums owed by Tenant to Landlord are not received within three (3) five (5) days after the due date, Tenant agrees to pay, in addition, a late payment charge equal to ten (10%) five percent (5%) of the sums owed. Security Deposit, as well as first month’s rent and NNN’s are due upon lease execution.

SECURITY DEPOSIT. The Security Deposit shall be held by Landlord without liability for interest and as security for the performance by Tenant of Tenant’s covenants and obligations under this Lease. Such deposit shall not be considered an advance payment of rental or a measure of Landlord’s damages in case of default by Tenant. Upon the occurrence of any event of default by Tenant, Landlord may, from time to time, without prejudice to any other remedy, use such deposit to the extent necessary to make good any arrearages of rent and any other damage, injury, expense or liability caused to Landlord by such event of default. Following any such application of the security deposit, Tenant shall pay to Landlord on demand the amount so applied in order to restore the security deposit to its original amount. If Tenant is not then in default hereunder, any remaining balance of such deposit shall be returned by Landlord to Tenant within a reasonable period of time thirty (30) days after the termination of this Lease. Should Landlord sell its interest in the Building, Landlord shall remain responsible for the return of the Security Deposit to Tenant hereunder unless Landlord transfers the Security Deposit to such successor landlord.

USE. Tenant shall use the Premises only for the Permitted Use. Tenant will not occupy or use the Premises, or permit any portion of the Premises to be occupied or used, for any business or purpose other than the Permitted Use or for any purpose which is unlawful, in part or in whole, disreputable or extra hazardous. Tenant will not engage in any activity or business which would cause the fire and extended coverage Insurance to be increased or cancelled. Tenant will conduct its business and control its agents, employees and invitees in such a manner as not to create any nuisance, nor interfere with, annoy or disturb other tenants or Landlord in the Buildings. Tenant will maintain the Premises in a clean and safe condition, and will comply with all laws, ordinances, and regulations. Tenant will not, without the prior written consent of Landlord, paint, install, or change any lighting, or place any signs, window or door lettering or advertising of any type on or about the Premises.

PARKING AND EMPLOYEE LIMITATION – Tenant agrees not have more than seventy (70) full-time employees (or their equivalent of part-time employees) working or employed at the Premises during the Lease term. Tenant has the right to execute a separate Monthly Parking Agreement for seventeen (17) Parking Spaces at 522 Brazos St. Unless agreed otherwise, Landlord is not responsible for providing Tenant with any parking.

TENANT’S REPAIRS AND ALTERATIONS. Tenant agrees that its acceptance of the Premises by commencing occupancy thereof shall constitute Tenant’s agreement and acknowledgement that the Premises are in good condition and Landlord has completed any construction required to be performed by Landlord. Tenant agrees to maintain at its own cost and expense the interior of the Premises in substantially the same condition as at the beginning of the term. Tenant will not make or allow to be made any alterations or physical additions in or to the Premises without the prior written consent of Landlord, which consent will not be unreasonably withheld or delayed. All such maintenance, alterations or improvements shall be performed only by contractors approved by Landlord, and all such contractors and subcontractors shall have licenses required and insurance coverage in such amounts as is reasonably required; and all Tenant work shall be done in a good workmanlike manner so as not to damage the Premises or the Buildings. At the end of this Lease, Tenant shall deliver the Premises with all improvements located thereon in good repair and condition, reasonable wear and tear excepted. All alterations or improvements made either by Landlord or Tenant, shall be Landlord’s property on termination of this Lease and shall remain on the Premises without compensation to Tenant. All furniture, movable trade fixtures and equipment installed by Tenant shall be removed by Tenant at the termination of this Lease, or if not so removed shall, at the option of Landlord, become the property of Landlord. Tenant will maintain an adequate number of fire extinguishers in the Premises as required by Landlord or code. Landlord will not be liable to Tenant or any other person whomsoever for injury or damage to persons or property.

UTILITIES. Tenant’s utility services may be separately metered, in which case Tenant will pay such consumption directly to the provider of such. If separately metered, then Tenant will additionally pay its share of all utilities to the Common Areas, and in the event they arc not, Tenant agrees to pay its proportionate share of any charge for utilities to the Buildings as part of the Common Area Maintenance expenses. Landlord shall provide utilities to the Premises. Costs of utilities shall be included in Operating Expenses. Landlord shall not be liable in the event of any interruption in the supply of any utilities unless due to the gross negligence or willful misconduct of Landlord, its employees, agent, or contractors. Tenant agrees that it will not install any equipment which will exceed or overload the capacity of any utility facilities, or is above the normal equipment for the Permitted Use; and that if any such equipment is installed by Tenant, it shall be only in accordance with plans and specifications to be approved in writing by Landlord, shall be installed and maintained at Tenant’s expense, and Tenant will pay for the additional utility cost for such additional equipment. Tenant is responsible for installation, maintenance, removal, and any cost of telephone or data services and cabling.

NNN CHARGES: TAXES, INSURANCE and COMMON AREA MAINTENANCE. Tenant agrees to pay monthly, the percentage indicated in Section 1 of the following costs:

TENANT’S TAXES and TENANT’S INSURANCE. Tenant shall be liable for all Taxes levied or assessed against its personal property. Tenant will maintain at its expense, fire and extended coverage casualty insurance on all fixtures and equipment in the Premises.

SUBORDINATION and ESTOPPELS. This Lease and all rights of Tenants hereunder are subject and subordinate to any deeds of trust, mortgages, ground leases or other instruments of security covering all or any part of the Buildings. Tenant further covenants and agrees to attorn to any purchaser and to recognize such purchaser as Landlord under this Lease. Tenant agrees to furnish from time to time when requested by Landlord subordination and/ or estoppel certificates in commercially reasonable forms, signed by Tenant, confirming and containing such factual certifications and representations deemed appropriate by Landlord, and Tenant shall, within seven (7) fifteen (15) days following receipt of said proposed certificate from Landlord, return a fully-executed copy of said certificate to Landlord. In the event Tenant shall fail to return a fully-executed copy of such certificate to Landlord within the foregoing seven (7) fifteen (15) day period, then this shall be considered an event of default of this Lease.

EVENTS OF DEFAULT. The following events shall be events of default by Tenant under this Lease:

REMEDIES. Upon the occurrence of any Event of Default, Landlord shall have the option to pursue any one or more of the following remedies without any notice of demand whatsoever:

CONDEMNATION. If the Premises, or any part thereof, or if the Buildings or any portion of the Buildings leaving the remainder of the Buildings unsuitable for use as a Buildings comparable to its use on the Commencement Date of this Lease, shall be taken or condemned in whole or in part for public purposes, or sold in lieu of condemnation, then the Lease Term shall, at the sole option of Landlord, forthwith cease and terminate, all compensation awarded for any taking (or sale proceeds in lieu thereof) shall be the property of Landlord, and Tenant shall have no claim thereto, the same being hereby expressly waived by Tenant.

FIRE OR OTHER CASUALTY. In the event that the Buildings should be totally destroyed by fire, tornado or other casualty or in the event the Premises or the Buildings should be so damaged that the Buildings or repairs cannot be completed within one hundred eighty (180) days after the date of such damage, Landlord or Tenant, may at its option terminate this Lease, in which event the rent shall be abated during the unexpired portion of this Lease effective with the date of such damage. In the event the Buildings or the Premises should be damaged by fire, tornado, or other casualty covered by Landlord’s Insurance. but only to such extent that the repairs can be completed within one hundred and eighty (180) days after the date of such damage, or if the damage should be more serious but neither Landlord nor Tenant elect to term mate this Lease. in either such event Landlord shall within thirty (30) days after the date of such damage commence to rebuild or repair the Buildings and/ or the Premises and shall proceed with reasonable diligence to restore the Buildings and/ or Premises to substantially the same condition in which it was immediately prior to the happening of the casualty, except that Landlord shall not be required to rebuild . repair, or rep lace any part of the furniture , equipment, fixtures. and other improvements which may have been placed by Tenant or other Tenants within the Buildings or the Premises Landlord shall allow Tenant a fair diminution of rent during the time the Premises are unfit for occupancy. In the event any mortgagee under a deed of trust, security agreement or mortgage on the Buildings should require that the Insurance proceeds be used to retire the mortgage debt, Landlord shall have no obligation to rebuild and this Lease shall terminate upon notice to Tenant. Except as hereinafter provided, any insurance which may be carried by Landlord or Tenant against loss or damage to the Buildings or to the Premises shall be for the sole benefit of the party carrying such insurance and under its sole control.

HOLDING OVER. Should Tenant, or any of its successors in interest, hold over the Premises, or any part thereof, after the expiration of the Lease Term, unless otherwise agreed in writing by Landlord, such holding over shall constitute and be construed as a tenancy at will only, at a daily rental equal to two one-and-a-half times the daily rent payable for the last month of the Lease.

ASSIGNMENTS AND SUBLETTING. Tenant shall not assign or in any manner transfer this Lease or any estate or interest therein, or sublet the Leased Premises or any part thereof, or grant any license, concession or other right of occupancy of any portion of the leased Premises, or perm it the use of the leased Premises by any parties other than Tenant, its agents and employees, or sell Tenant’s entity or its stock as a substitute for an assignment or sublease; and any such acts without Landlord’s prior written consent (which consent shall not be unreasonably withheld, conditioned, or delayed) shall be void and of no effect, and will be considered an event of default. In the event that Tenant requests consent from Landlord to sublease or assign the Premises, or a portion of the Premises, Tenant shall request such in writing to Landlord and pay a review fee equal to $1,500. Landlord shall provide written consent therefor, or provide written notice of disapproval with the reason therefor, within fifteen (15) days.

LANDLORD’S OBLIGATIONS.

LANDLORD’S FAILURE TO PERFORM. If Landlord fails to perform any of Its obligations under this Lease. Landlord shall not be in default hereunder and Tenant shall not have any rights or remedies growing out of such failure unless Tenant gives Landlord written notice thereof setting forth in reasonable detail the nature and extent of such failure and such failure by Landlord is not cured within the thirty (30) day period following delivery of such notice or such longer period therefore provided elsewhere in this Lease. If such failure cannot reasonably be cured within such thirty (30) day period , the length of such period shall be extended for the period reasonably required therefore, if Landlord commences curing such failure within such thirty (30) day period and continues the curing thereof with reasonable diligence and continuity.

INSPECTION, RULES AND REGULATIONS. Landlord or its representatives shall have the reasonable right to enter into and upon any and all parts of the Premises at all reasonable hours (or, in any emergency, to any hour) to (a) inspect same or clean or make repairs or alterations or additions as Land lord may deem necessary, or (b) show the Premises to prospective tenants, purchasers or lenders; and Tenants shall not be entitled to any abatement or reduction of rent by reason thereof, nor shall such be deemed to be an actual or

INDEMNITY. Landlord shall not be liable for and Tenant will indemnify and save harmless Landlord against and from all fines, suits, claims, demands, losses and actions (including attorney’s fees) for any injury to person or damage to or loss of property on or about the Premises caused by Tenant, its employees, contractors, subtenants, invitees or by any other person entering the Premises or the Buildings under express or implied invitation of Tenant, or arising out of Tenant’s use of the Premises. Landlord shall not be liable or responsible for any loss or damage to any property or death or injury to any person occasioned by theft, fire, act of God, public enemy, criminal conduct or third parties, injunction, riot, strike, insurrection, war, court order, requisition or other governmental body or authority, by other tenants of the Buildings or any other matter beyond the control of Landlord, or for any injury or damage or inconvenience which may arise through repair of alteration of any part of the Buildings, or failure to make repairs, or from any cause whatever except Landlord’s gross negligence or willful wrong.

MECHANICS’ LIENS. Tenant will not permit any mechanic’s lien or liens to be placed upon the Premises or the Buildings or improvements thereon during the Lease Term caused by or resulting from any work performed, materials furnished or obligation incurred by or at the request of Tenant, and in the case of the filing of any such lien Tenant will promptly pay same.

SURRENDER OF PREMISES. No act or thing done by Landlord or its agents during the term hereby granted shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender of the Premises shall be valid unless the same be made in writing and signed by Land lord.

ATTORNEY’S FEES. In the case it should be necessary or proper for Landord either Party to bring any action under this Lease, then Tenant the non-prevailing party shall pay the Landlord’s prevailing party’s reasonable attorney’s fees.

LANDLORD’S LIEN. In addition to the statutory Landlord’s Lien, Landlord shall have at all times, a valid security interest to secure payment of all rentals and other sums, and to secure payment of any damages or loss which Landlord may suffer by reason of the breach by Tenant of any covenant, agreement or condition contained herein, upon all equipment, fixtures, furniture, improvement, and other personal property of Tenant situated on the Premises, and all proceeds therefrom, and such property shall not be removed therefrom without the consent of the Landlord until all sums of money then due to Landlord hereunder shall first have been paid and all the covenants, agreements and conditions hereof have been fully complied with and performed by Tenant. Upon the occurrence of any event of default by Tenant, Landlord may, in addition to any other remedies provided herein, enter upon the Premises and take possession of any and all goods, wares, equipment, fixtures, furniture, improvements and other personal property of Tenant situated on the Premises, without liability for trespass or conversion, and sell the same at public or private sale, with or without having such property at the sale, after giving Tenant notice of the time and place of any public sale, or of the time after which any private sale is to be made, at which sale Landlord or its assigns may purchase unless otherwise prohibited by law. The proceeds from any such disposition, less any and all expenses connected with the taking of possession, holding and selling of the property (including reasonable attorney’s fees and other expenses), shall be applied as a credit against the indebtedness secured by the security interest granted in this paragraph. Any surplus shall be paid to Tenant or as otherwise required by law; and Tenant shall pay any deficiencies forthwith. Upon request by Landlord, Tenant agrees to execute and deliver to Landlord a financing statement in form sufficient to perfect the security interest of Landlord in the aforementioned property and proceeds thereof under the provisions of the Uniform Commercial Code in force in the State of Texas. The statutory lien for rent is not hereby waived, the security interest herein granted being in addition and supplementary thereto. In the event that Tenant or its lenders require a Landlord’s Lien Subordination, such request for review shall be accompanied by a $3,000 review fee, and Landlord may grant such but shall not be required to give any notice, ability to cure, free occupancy period or ability to conduct sales on premises to Tenant’s lender.

NO SUBROGATION; LIABILITY INSURANCE;

FORCE MAJEURE. Whenever a period of time is herein prescribed for action to be taken by Landlord or Tenant, Landlord or Tenant, as applicable shall not be liable or responsible for, and there shall be excluded from the computation for any such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, war, governmental laws, regulations or restrictions or any other causes of any kind whatsoever which are beyond the reasonable control of Landlord or Tenant, as applicable.

PERSONAL LIABILITY. The liability of Landlord to Tenant for any default by Landlord under the terms of this Lease shall be limited to the interest of Landlord in the Buildings, and Landlord shall not be personally liable for any deficiency.

AMENDMENTS: WAIVER BINDING EFFECT. The provisions of this Lease may not be waived, altered, changed or amended, except by instrument in writing signed by both parties hereto. The terms and conditions contained in this Lease shall apply to, inure to the benefit of, and be binding upon the parties hereto, and upon their respective successors in interest and legal representatives, except as otherwise herein expressly provided.

REPRESENTATIONS. Neither Landlord nor Landlord’s agents or brokers have made any representations or promises except as herein expressly set forth and no rights, easements or licenses are acquired by Tenant by implication or otherwise except as expressly set forth in the provisions of this Lease.

QUIET ENJOYMENT. Provided Tenant has performed all of the terms and conditions of this Lease, including the payment of rent, to be performed by Tenant, Tenant shall peaceably quietly hold and enjoy the Premises for the Lease Term, without hindrance from Landlord, subject to the terms and conditions of this Lease.

INTERPRETATION SEPARABILITY. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. The captions contained in this Lease are for convenience of reference only, and in no way limit or enlarge the terms and conditions of this Lease .. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws effective during the Lease Term, then and in that event, the remainder of this Lease shall not be affected thereby, and in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there shall be added as a part of this Lease a clause or provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be possible and be legal, valid and enforceable.

JOINT AND SEVERAL LIABILITY. If there be more than one Tenant, the obligations hereunder imposed upon Tenant shall be joint and several. If there be a guarantor of Tenant’s obligations hereunder, the obligations hereunder imposed upon Tenant shall be the joint and several obligations of Tenant and such guarantor and Landlord need not first proceed against Tenant before proceeding against such guarantor nor shall any such guarantor be released from its guaranty for any reason whatsoever, including without limitation, in case of any amendments hereto, waivers hereof or failure to give such guarantor any notices hereunder.

SPECIAL PROVISIONS.

Be nice and be considerate of your neighbors.

No Smoking inside the Building. No vaping or electronic cigarettes, and no smoking within 25 ft of Building entrances.

Tenants shall not make or permit any improper, objectionable or unpleasant noises or odors or otherwise interfere in any way with other tenants. Please keep your premises neat and clean. No birds or animals shall be brought into the Buildings.

No signs, advertisements or notices shall be painted or affixed on or to any windows or doors or other part of the Buildings except as approved by Landlord. No nails, hooks or screws shall be driven, and if done so Tenant shall be responsible for repair and repainting of walls.

Corridor doors, when not in use, shall be kept closed. Windows and exterior doors will be kept closed at all times. No curtains or other window treatments shall be placed on windows without Landlord approval. Sidewalks, doorways, vestibules, halls, stairways and similar areas shall not be obstructed. Emergency exits are not to be propped open. Plumbing fixtures and appliances shall be used only for purposes for which constructed and no sweepings, rubbish, rags or other unsuitable material shall be thrown or placed therein.

Landlord shall provide all locks for doors in each tenant’s Premises, and Tenant shall not place additional locks on any door without Landlord’s consent.

Movement in or out of the Buildings of furniture or office equipment that requires use of elevators shall be restricted to times designated by Landlord. When moving furniture Tenant shall request elevator padding with at least 48 hours previous notice and will be responsible for the use of such and for any damage to the elevators. No heavy safes. All damage done to the Buildings by the installation or removal of any property shall be repaired at the expense of Tenant.

With respect to work being performed by tenants in any Premises with the approval of Landlord, Tenants will refer all contractors, contractor’s representatives and installation technicians rendering any service to them to Landlord for Landlord’s supervision, approval and control before performance of any contractual service. This provision shall apply to all work performed in the Buildings, including installations of communication lines, and any and all installation affecting floors, walls, woodwork, trim, windows, ceilings, equipment or any other physical portion of the Buildings. Should a tenant require wired communication services, Landlord will direct the electricians where and how wires are to be placed, and none shall be installed except as approved by Landlord’s staff.

Electric current shall not be used for power or heating. No machinery of any kind shall be operated by any tenant in its Premises without the prior written consent of Landlord, nor shall any tenant use or keep in the Buildings any inflammable or explosive fluid or substance. Tenant should not bring hazardous substances to the Buildings. No portion of any tenant’s Premises shall at any time be used or occupied as sleeping or lodging quarters.

Landlord reserves the right to change any of these rules and regulations for the safety, protection, care and cleanliness, the preservation of good order, and the protection and comfort of its tenants.

Landlord will not be responsible for lost or stolen personal property, equipment, money or jewelry regardless of whether such loss occurs when the Premises or the public areas are locked against entry or not. Valuables should be insured by Tenant. Landlord shall be in no way responsible for any loss or damages.