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California-Vernon-5353/5499/5477/5401 Downey Road Lease [Amendment No. 1] - 5353 Downey Associates Ltd. and J&J Snack Foods Corp.

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                        AMENDMENT NO. 1

                         by and between
5353 DOWNEY ASSOCIATES LTD., a California limited partnership
(hereinafter referred to as "Lessor") and J & J SNACK FOODS
collectively, referred to as "Lessee")

          For good and valuable consideration, the receipt and
adequacy of which are hereby acknowledged, Lessor and Lessee
agree to amend the Lease as follows:

1.   Paragraph 2 of the Lease is deleted in its entirety and is
replaced with the following:

      "2. Premises. Lessor hereby leases to Lessee and Lessee
leases from Lessor for the term, at the rental, and upon all of
the conditions set forth herein, that certain real property
situated in the County of Los Angeles, State of California,
commonly known as 5353 (Unit A), 5499 (Unit B), 5477 (Unit C) and
5401 (Unit E) Downey Road, Vernon, California, as more
particularly described on Exhibit "A" attached hereto and made
a part hereof:

       "(a) The portion of the Premises at 5353 Downey Road is
composed of a portion of a larger parcel (s) of land improved
with a building (s) in which the demised space shown as Unit
"A", Unit "B", Unit "C" and Unit "E" on Exhibit "A"
contains approximately 182,832 square feet of ground floor area.

       "(b) The remaining land area of the larger parcels of which
the Premises is composed not presently utilized for permanent
improvements is hereby designated as "common areas" and is
cross-hatched on Exhibit "A" attached hereto.  Lessee is
granted the non-exclusive right to use the common areas, in
common with other tenants of the buildings located on the parcels
of land on which the buildings are located.

"Said real property including the land and all improvements
therein, is herein called the "Premises"."

2.   Paragraph 3 of the Lease is deleted in its entirety and is
replaced with the following:

       "3.  Term. The term of this Lease shall be for twenty-
two (22) years commencing on December 1, 1995 and terminating on
November 30, 2017."

3.   Paragraph 4 of the Lease is deleted in its entirety and is
replaced with the following:

      "4.   Rent.   Commencing December 1, 1995 and
continuing throughout the remainder of the lease term, Lessee
shall pay to Lessor rent for the Premises, monthly payments as
set forth below, in advance, without deduction or offset, on the
first day of each month of the term hereof:

Lease Period         Sq Ft    Rent Per Total Rent Total Rent
                              S.F./Mo.  PerMonth  Per Year
12/1/95 - 11/30/96  136,564   0.2650    36,190    434,280
12/1/96 - 11/30/97  136,564   0.2700    36,872    442,464
12/1/97 - 11/30/98  136,564   0.2750    37,555    450,660
12/1/98 - 11/30/99  136,564   0.2800    38,238    458,856
12/1/99 - 11/30/00  136,564   0.2850    38,921    467,052
12/1/00 - 11/30/01  136,564   0.2900    39,604    475,248
12/1/01 -  9/30/02  136,564   0.2950    40,286    483,437
10/1/02 - 11/30/03  182,832   0.3051    55,782    669,385
12/1/03 - 11/30/04  182,832   0.3157    57,720    692,641
12/1/04 - 11/30/05  182,832   0.3213    58,744    704,927
12/1/05 - 11/30/06  182,832   0.3263    59,658    715,897
12/1/06 - 11/30/07  182,832   0.3325    60,792    729,500
12/1/07 - 11/30/08  182,832   0.3357    61,377    736,520
12/1/08 - 11/30/09  182,832   0.3400    62,163    745,955
12/1/09 - 11/30/10  182,832   0.3450    63,077    756,924
12/1/10 - 11/30/11  182,832   0.3500    63,991    767,894
12/1/11 - 11/30/12  182,832   0.3550    64,905    778,864
12/1/12 - 11/30/13  182,832   0.3600    65,820    789,834
12/1/13 - 11/30/14  182,832   0.3650    66,734    800,804
12/1/14 - 11/30/15  182,832   0.3700    67,648    811,774
12/1/15 - 11/30/16  182,832   0.3750    68,562    822,744
12/1/16 - 11/30/17  182,832   0.3800    69,476    833,714

       "Rent for any period during the term hereof which is for
less than one month shall be a pro rata portion of the monthly
installment.  Rent shall be payable in lawful money of the United
States to Lessor at the address stated herein or to such other
persons or at such other places as Lessor may designate in

4.   In Paragraph 7.1 (b), the last sentence is amended and
modified to read as follows:

       "Lessor and Lessee have agreed that Lessee's proportionate
share is 84.152 percent."

5.   The Site Plan attached to this First Amendment as Exhibit
"A" supersedes and replaces the Site Plan attached to the Lease
as Exhibit "A".

6.   Notwithstanding Paragraph 6.3(a) of the Lease to the
contrary, Lessee accepts Unit E (5401 Downey Road), in
its As-Is condition, and Lessor has no obligation to
improve, repair or maintain Unit E, and Lessor makes no
representations or warranties, either express or implied, as
to the condition of Unit E, or its suitability for Lessee's
intended use.

7.   Except as modified by this First Amendment, all other terms
and conditions of the Lease shall remain in full force and

8.   The parties acknowledge and agree that this First Amendment
shall be void and of no further force and effect should the
existing Tenant in Unit E, Duo Industries, affirm or its existing
Lease with the Bankruptcy Court in connection with Duo Industries
bankruptcy.  This is a condition subsequent to the effectiveness
of this First Amendment.

     The parties have executed this First Amendment at the place
on the dates specified immediately adjacent to their respective


                                     5353 DOWNEY ASSOCIATES LTD., a
   Executed at Beverly Hills, CA          California limited Partnership

   on September ______, 2002

   Address:  9595 Wilshire Blvd.                By:
        Suite 511                               Michael L. Schwab,
        Beverly Hills, CA 90212                 General Partner



   Executed at                                J & J SNACK FOODS CORP. OF

   on September ________, 2002

   Address: _________________________           By:

       _________________________           ____________________
                                                 (Type Name)
       _________________________           Its:



                                                  (Type Name)


     [Corporate Seal]

   Executed at                                J & J SNACK FOODS CORP. OF
   on September _______, 2002

   Address: __________________________          By:

       __________________________          ____________________
                                                 (Type Name)
       __________________________          Its:



                                               (Type Name)


     [Corporate Seal]