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                       Securities and Exchange Commission
                             Washington, D.C. 20549

                                    FORM 10-K
(Mark One)
/X/ Annual Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act
of 1934 For the Fiscal Year Ended December 31, 1995

/ / Transition Report Pursuant to Section 13 or 15(d) of the Securities Exchange
Act of 1934 For the transition period from ________________ to _______________

Commission File No. 1-3548

                         Minnesota Power & Light Company
             (Exact name of registrant as specified in its charter)

                    Minnesota                             41-0418150
           (State or other jurisdiction                (I.R.S. Employer
         of incorporation or organization)             Identification No.)
            30 West Superior Street
              Duluth, Minnesota                              55802
      (Address of principal executive offices)             (Zip Code)

     Registrant's  telephone  number,  including  area code (218) 722-2641 

          Securities  registered  pursuant to Section 12(b) of the Act:

                                                        Name of Each Stock
              Title of Each Class                  Exchange on Which Registered
              -------------------                  ----------------------------
        Common Stock, without par value              New York Stock Exchange

     5% Cumulative Preferred Stock, par value
                $100 per share                       American Stock Exchange

    Serial Preferred Stock, $7.36 Series,
        cumulative, without par value                American Stock Exchange

 8.05% Cumulative Quarterly Income Preferred 
 Securities of MP&L Capital I, a subsidiary of
     Minnesota Power &  Light  Company              New  York  Stock  Exchange

          Securities  registered pursuant to Section 12(g) of the Act:
                       Preferred Stock, without par value

     Indicate  by check mark  whether the  registrant  (1) has filed all reports
required to be filed by Section 13 or 15(d) of the  Securities  Exchange  Act of
1934  during  the  preceding  12 months  (or for such  shorter  period  that the
registrant was required to file such reports),  and (2) has been subject to such
filing requirements for the past 90 days.

         Yes    /X/         No     / /

     Indicate by check mark if disclosure of delinquent  filers pursuant to Item
405 of Regulation S-K is not contained herein, and will not be contained, to the
best of registrant's  knowledge,  in definitive proxy or information  statements
incorporated by reference in Part III of this Form 10-K or any amendment to this
Form 10-K.   /X/

     The aggregate  market value of voting stock held by  nonaffiliates on March
1, 1996, was $909,552,265.

     As of March 1, 1996,  there were  31,526,956  shares of  Minnesota  Power &
Light Company Common Stock, without par value, outstanding.

                       DOCUMENTS INCORPORATED BY REFERENCE
Portions of the Minnesota Power 1995 Annual Report are incorporated by reference
in Part II,  Items 7 and 8, and  portions  of the Proxy  Statement  for the 1996
Annual Meeting of Shareholders are incorporated by reference in Part III.

================================================================================

                                      INDEX
                                                                            Page
PART I
Item 1.  Business                                                             1
         Electric Operations                                                  2
              Electric Sales                                                  2
              Purchased Power                                                 5
              Capacity Sales                                                  6
              Fuel                                                            6
              Regulatory Issues                                               7
              Capital Expenditure Program                                    10
              Competition                                                    10
              Franchises                                                     11
              Environmental Matters                                          12
         Water Operations                                                    15
              Regulatory Issues                                              15
              Capital Expenditure Program                                    18
              Competition                                                    18
              Franchises                                                     19
              Environmental Matters                                          19
         Automobile Auctions                                                 20
              Capital Expenditure Program                                    21
              Competition                                                    21
              Environmental Matters                                          21
         Investments                                                         22
              Environmental Matters                                          22
         Executive Officers of the Registrant                                23
Item 2.  Properties                                                          25
Item 3.  Legal Proceedings                                                   27
Item 4.  Submission of Matters to a Vote of Security Holders                 27

PART II
Item 5.  Market for the Registrant's Common Equity and Related Stockholder 
          Matters                                                            28
Item 6.  Selected Financial Data                                             29
Item 7.  Management's Discussion and Analysis of Financial Condition 
          and Results of Operations                                          29
Item 8.  Financial Statements and Supplementary Data                         29
Item 9.  Changes in and Disagreements with Accountants on Accounting 
          and Financial Disclosure                                           30

PART III
Item 10.  Directors and Executive Officers of the Registrant                 31
Item 11.  Executive Compensation                                             31
Item 12.  Security Ownership of Certain Beneficial Owners and 
           Management                                                        31
Item 13.  Certain Relationships and Related Transactions                     32

PART IV
Item 14.  Exhibits, Financial Statement Schedules and Reports on Form 8-K    32

SIGNATURES                                                                   39


                                  Definitions
         The following abbreviations or acronyms are used in the text.

     Abbreviations
     or Acronyms                                 Term
- ------------------------      ---------------------------------------------

ADESA                         ADESA Corporation
BNI Coal                      BNI Coal, Ltd.
Boise                         Boise Cascade Corp.
Boswell                       Boswell Energy Center
Btu                           British thermal units
Capital Re                    Capital Re Corporation
CIP                           Conservation Improvement Program
CPI                           Consolidated Papers, Inc.
Company                       Minnesota Power & Light Company and its
                               Subsidiaries
Duluth                        City of Duluth, Minnesota
Energy Policy Act             National Energy Policy Act of 1992
EPA                           Environmental Protection Agency
FERC                          Federal Energy Regulatory Commission
FDEP                          Florida Department of Environmental Protection
FPSC                          Florida Public Service Commission
Heater                        Heater Utilities, Inc.
Hibbard                       M.L. Hibbard Station
Hibbing Taconite              Hibbing Taconite Co.
Inland                        Inland Steel Mining Co.
Laskin                        Laskin Energy Center
Lehigh                        Lehigh Acquisition Corporation
Manitoba Hydro                Manitoba Hydro Electric Board
MAPP                          Mid-Continent Area Power Pool
MBtu                          Million British thermal units
Minnesota Power               Minnesota Power & Light Company and its
                               Subsidiaries
Minnkota                      Minnkota Power Cooperative, Inc.
MPCA                          Minnesota Pollution Control Agency
MPUC                          Minnesota Public Utilities Commission
MW                            Megawatt(s)
MWh                           Megawatt-hour
National                      National Steel Pellet Co.
NCUC                          North Carolina Utilities Commission
Note_                         Note_ to the consolidated financial statements in
                               the Minnesota Power 1995 Annual Report
NPDES                         National Pollutant Discharge Elimination System
PSCW                          Public Service Commission of Wisconsin
Rainy River                   Rainy River Energy Corporation
Reach All                     Reach All Partnership
SCPSC                         South Carolina Public Service Commission
Square Butte                  Square Butte Electric Cooperative
SSU                           Southern States Utilities, Inc.
SWL&P                         Superior Water, Light and Power Company
Synertec                      Synertec, Incorporated
Topeka                        Topeka Group Incorporated
UtilEquip                     UtilEquip, Incorporated
WPPI                          Wisconsin Public Power, Inc. SYSTEM


                                     PART I

Item 1.  Business.

         Minnesota Power is an operating public utility  incorporated  under the
laws of the State of Minnesota in 1906. Its principal  executive office is at 30
West Superior  Street,  Duluth,  Minnesota,  55802;  and its telephone number is
(218) 722-2641.  Minnesota Power has operations in four business  segments:  (1)
electric operations,  which include electric and gas services,  and coal mining;
(2)  water  operations,   which  include  water  and  wastewater  services;  (3)
automobile auctions,  which also include a finance company and an auto transport
company; and (4) investments, which include real estate operations, a 21 percent
equity investment in a financial guaranty  reinsurance company, and a securities
portfolio.  As of  December  31,  1995,  the Company  and its  subsidiaries  had
approximately 5,600 employees.
                                                           Year Ended 
                                                          December 31,
Summary of Earnings Per Share                   1995         1994         1993
- --------------------------------------------------------------------------------

Consolidated Earnings Per Share
     Continuing Operations                     $2.06       $ 1.99        $ 2.27
     Discontinued Operations *                   .10          .07          (.07)
                                               -----        ------       ------
       Total                                   $2.16       $ 2.06        $ 2.20
                                               =====       ======        ======

Percentage of Earnings by Business Segment
     Continuing Operations
       Electric Operations                       61%          63%         63%
       Water Operations                          (2)          23           4
       Automobile Auctions                        0            -           -
       Investments                               36           11          36
     Discontinued Operations *                    5            3          (3)
                                                ---          ---         ---
                                                100%         100%        100%
                                                ===          ===         ===

* On June 30, 1995, the Company sold the interest in its paper and pulp business
to CPI for $118 million in cash, plus CPI's assumption of certain debt and lease
obligations.  The  Company  is still  committed  to a maximum  guarantee  of $95
million to ensure a portion of a $33.4 million annual lease obligation for paper
mill  equipment  under an operating  lease  extending to 2012. CPI has agreed to
indemnify  the Company for any  payments the Company may make as a result of the
Company's obligation relating to this operating lease.
         Since 1983 Minnesota Power has been diversifying to reduce its reliance
on electricity  sales to Minnesota's  taconite  industry and to gain  additional
earnings  growth   potential.   Acquisitions   have  been  a  primary  means  of
diversification. The Company's most recent acquisition occurred in 1995 when the
Company acquired an 80 percent ownership in ADESA, the third largest  automobile
auction business in the United States. In January 1996 the Company increased its
ownership in ADESA to 83 percent.
         For a detailed  discussion  of results of  operations  and trends,  see
Management's  Discussion  and  Analysis of  Financial  Condition  and Results of
Operations  in the  Minnesota  Power 1995 Annual  Report.  For business  segment
information, see Note 1.
         The  information  contained or incorporated by reference in this annual
report on Form 10-K reflects a categorization of the Company's business which is
different  from the  categorization  used in the annual  report on Form 10-K for
1994.  Financial  data from prior  years has been  reclassified  in this  annual
report on Form 10-K to present comparable data in all periods.

                                      -1-


                               Electric Operations

         Electric   operations   generate,   transmit,   distribute   and   sell
electricity.  In addition to Minnesota Power, five wholly owned subsidiaries are
also included in electric  operations - SWL&P, BNI Coal,  Rainy River,  Synertec
and Upper Minnesota Properties, Inc.

           -  Minnesota  Power  provides  electricity  in a 26,000  square mile
              electric service  territory located in northern  Minnesota.  As of
              December 31, 1995,  Minnesota Power was supplying  retail electric
              service to 122,000 customers in 153 cities, towns and communities,
              and outlying rural areas. The largest city served is Duluth with a
              population of 85,000 based on the 1990 census.  Wholesale electric
              service  for  resale  is  supplied  to 13  municipal  distribution
              systems,  one  private  utility  and  SWL&P.   Wholesale  non-firm
              electric  service  is  provided  to  two  customers.  Transmission
              service (wheeling) is provided to four customers.

           -  Superior  Water,  Light and Power Company sells  electricity  and
              natural gas, and provides water service in northwestern Wisconsin.
              As of December 31, 1995,  SWL&P served 14,000 electric  customers,
              11,000 natural gas customers and 10,000 water customers.

           -  BNI Coal owns and  operates a lignite mine in North  Dakota.  Two
              electric  generating  cooperatives,  Minnkota  and  Square  Butte,
              presently  consume  virtually  all of  BNI  Coal's  production  of
              lignite coal under coal supply agreements extending to 2027. Under
              an  agreement  with Square  Butte,  Minnesota  Power  purchases 71
              percent of the output from the Square  Butte unit which is capable
              of generating  up to 470 MW.  Minnkota has an option to extend its
              coal supply agreement to 2042. (See - Fuel and Note 12.)

           -  Rainy  River  and   Synertec   provide   planning,   construction
              management and operating services to new and expanding businesses,
              and  have  the  ability  to   participate   as  an  investor  when
              appropriate.
              
           -  Upper  Minnesota  Properties,  Inc. has invested in affordable  
              housing  projects  located in Minnesota  Power's  electric service
              territory.

Electric Sales

         The two major  industries in Minnesota  Power's  service  territory are
taconite  production,  and  paper  and wood  products  manufacturing.  These two
industries  contributed about half of the Company's  electric  operating revenue
from 1993 through 1995.

         Over the last five years,  79 percent of the  domestic  ore consumed by
iron and steel plants in the United States has originated from plants within the
Company's Minnesota electric service territory.  Taconite,  an iron-bearing rock
of relatively low iron content which is abundantly available in Minnesota, is an
important  domestic  source of raw  material  for the steel  industry.  Taconite
processing   plants  use  large  quantities  of  electric  power  to  grind  the
ore-bearing  rock and agglomerate and pelletize the iron particles into taconite
pellets. Annual taconite production in Minnesota was 47 million tons in 1995, 43
million tons in 1994, 41 million tons in 1993,  40 million tons in 1992,  and 41
million  tons in 1991.  The  Company  estimates  that  1996  Minnesota  taconite
production will be about 48 million tons. While taconite  production is expected
to continue near record setting  levels,  the long-term  future of this cyclical
industry  is less  certain.  Even  with  the  Company's  commitment  to help the
taconite customers remain  competitive,  it is possible  production will decline
gradually some time after the year 2005.

                                      -2-


         The Company  continues to explore  opportunities to expand services and
assistance  provided  to its  customers,  as well as increase  sales  beyond the
Company's traditional service territory.


                                                          Year Ended 
                                                          December 31,
Summary of Electric Revenue and Income             1995      1994         1993
- --------------------------------------------------------------------------------

Total Electric Revenue and Income (000s)        $498,352   $453,287     $457,719

Percentage of Total Electric Revenue 
and Income
     Retail
       Industrial
         Taconite and Iron Mining (1)               35%       34%         34%
         Paper and Other Wood Products              12        13          14
         Other Industrial                            7         8           8
                                                   ---       ---         ---
           Total Industrial                         54        55          56
       Residential                                  12        12          11
       Commercial                                   12        12          11
       Other Retail                                  3         3           4
     Resale (2)                                      9         8           7
     Other Revenue and Income                       10        10          11
                                                   ---       ---         ---
                                                   100%      100%        100%
                                                   ===       ===         ===

(1)  The Company's largest customers, Minntac and Hibbing Taconite,  represented
     12 percent  and 9 percent,  respectively,  of total  electric  revenue  and
     income in 1995, and 13 percent and 10 percent, respectively, in 1994 and in
     1993.
          
(2)  The Company sold 183 MW of firm energy to resale  customers  in 1995.  (See
     Regulatory Issues - Federal Energy Regulatory Commission.)

         Large Power Customer Contracts

         The Company  has Large  Power  Customer  contracts  with five  taconite
producers,  five  paper  manufacturers  and  a  pipeline  company  (Large  Power
Customers). Large Power Customer contracts require the Company to have a certain
amount of capacity  available at all times (Firm Power).  Each contract requires
10 MW or more of power and  payment  of a minimum  monthly  demand  charge  that
covers most of the fixed costs  associated  with having  capacity  available  to
serve the customer, including a return on common equity. Such contracts minimize
the impact on earnings that otherwise would result from  significant  reductions
in kilowatt-hour sales to such customers.  These contracts, which are subject to
MPUC  approval,  have a minimum  contract  term of ten years  initially,  with a
four-year  cancellation  notice  required for  termination  of the contact at or
beyond the end of the tenth year. The rates and corresponding revenue associated
with capacity and energy  provided  under these  contracts are subject to change
through the same regulatory  process  governing all retail electric rates.  (See
Regulatory  Issues-Electric  Rates.) 

         As of March 15, 1996, the minimum annual revenue the Company would
collect under contracts with these Large Power  Customers,  assuming no electric
energy use by these  customers,  is  estimated  to be $103.8,  $92.0,  $80.1, 
$62.9 and $49.2 million during the years 1996,  1997,  1998,  1999 and 2000, 
respectively.  The Company  believes actual revenue  received from these Large
Power Customers will be substantially in excess of the minimum contract amounts.

                                      -3-




                       Contract Status for Minnesota Power Large Power Customers
                                         as of March 15, 1996

Firm Contracted Earliest Plant and Location Operating Agent Ownership MW Termination Date - ------------------ --------------- --------- ---------- ---------------- Eveleth Mines Oglebay Norton Co. 41.7% Rouge Steel Co. 67.0 October 31, 1999 Eveleth, MN 14.4% Oglebay Norton Co. 33.3% AK Steel 10.6% Steel Co. of Canada Hibbing Taconite Co. Cliffs Mining 50% Bethlehem Hibbing Corp. 151.5 December 31, 2001 Hibbing, MN Company 10% Cliffs Mining Company 6.67% Ontario Hibbing Company 33.33% Hibbing Development Co. Inland Steel Mining Co. Inland Steel Mining Inland Steel Co. 47.3 October 31, 1997 Virginia, MN Co. Minntac (USX) U.S. Steel Co. USX Corp. 198.0 May 23, 1999 Mt. Iron, MN National Steel Pellet Co. National Steel Corp. National Steel Corp. 85.0 October 31, 2004 Keewatin, MN Blandin Paper Co. Blandin Paper Co. Fletcher Challenge 57.0 December 31, 2003 Grand Rapids, MN Canada Ltd. Boise Cascade Corp. Boise Cascade Corp. Boise Cascade Corp. 32.0 December 31, 1998 International Falls, MN Lake Superior Paper Lake Superior Paper Consolidated Papers, Inc. 49.5 December 31, 2005 Industries Industries Duluth, MN Potlatch Corp. Potlatch Corp. Potlatch Corp. 17.5 April 30, 1997 Cloquet, MN Potlatch Corp. Potlatch Corp. Potlatch Corp. 10.3 November 30, 1999 Brainerd, MN Lakehead Pipe Line Lakehead Pipe Line Lakehead Pipe Line 16.5 April 20, 2001 Deer River, MN Company Inc. Partners, L.P. Floodwood, MN - ------------------------------ The following terms are used in the contract descriptions footnoted below. Firm demand is a take-or-pay obligation which is the sum of contract demand plus incremental demand. Incremental production service is billed on an energy only basis for energy used above a customer's specific demand threshold. This service does not include a take-or-pay obligation. Interruptible service is electrical service for a customer that may be interrupted by the Company under certain conditions. In return for this service, customers receive a reduced demand charge, but are obligated to the Company for future service requirements. Replacement firm power service is electric service that is provided when a customer's generating units are unavailable due to planned or unscheduled outages. Firm contracted MW represents take-or-pay obligation for March 1996. Eveleth Mines has firm demand through October 1999. Contract and incremental demand through October 1996 total 67 MW, from November 1996 through October 1998 total 51 MW, and from November 1998 through October 1999 total 37.8 MW. This contract also provides for 10 MW of interruptible service and varying amounts of incremental production service for loads above 56 MW. Hibbing Taconite has contract demand of 112.25 MW through December 2001 and incremental demand of approximately 40 MW through December 1997. This contract also provides for 81 MW of interruptible service and incremental production service thresholds at 151.5 MW in winter and 150.5 MW in summer. Inland has contract demand of 34 MW and incremental demand of between 10 and 11 MW through October 1997. This contract also provides for 18 MW of interruptible service. Minntac (USX) has contract demand of 150.4 MW and incremental demand of 47.6 MW through April 1996 and contract demand of 95 MW from May 1996 through May 1999. This contract also provides for 21 MW of interruptible service and incremental production service for loads above 203 MW. National has contract demand of 63 MW and incremental demand of 22 MW through October 2004. This contract also provides for 39 MW of interruptible service and incremental production service for loads over 85 MW. Blandin Paper has contract demand of 42.3 MW and incremental demand of 14.7 MW through December 2003. The contract also provides for incremental production service and replacement firm power service. Boise has contract demand of 32 MW through December 1998. Lake Superior Paper Industries has contract demand of 38 MW and incremental demand of 10 MW through December 2005. This contract also provides for 31 MW of interruptible service and incremental production service for loads above 52 MW. Potlatch - Cloquet has a contract demand of 14.7 MW through April 1997. Potlatch - Brainerd has contract demand of 10 MW through November 1999. Lakehead Pipe Line has contract and incremental demand of 16.5 MW through April 2001. This contract also provides for incremental production service for loads above 16.5 MW.
Purchased Power Minnesota Power has contracts to purchase capacity from various entities. Contract Status of Minnesota Power Purchased Power Contracts
Entity Contract MW Contract Period - ------ ----------- --------------- Participation Power Purchases - ----------------------------- Square Butte 333 May 6, 1977 through December 31, 2007 City of Aitkin 2 May 1, 1993 through April 30, 1998 City of Two Harbors 2 May 1, 1993 through April 30, 1998 LTV Steel 210 May 1, 1995 though April 30, 2000 Basin Electric Power Cooperative 50 July 1, 1995 through April 30, 1996 Silver Bay Power 78 November 1, 1995 through October 31, 2000 Firm Power Purchases City of Hibbing 5 May 1, 1996 through October 31, 1996 City of Virginia 5 May 1, 1996 through October 31, 1996 Ontario Hydro 100 July 1, 1995 through April 30, 1996 - --------------------------- Participation power purchase contracts require the Company to pay the demand charges for MW under contract and an energy charge for each MWh purchased. The selling entity is obligated to provide energy as scheduled by the Company from the generating unit specified in the contract as energy is available from that unit. Under an agreement extending through 2007 with Square Butte, Minnesota Power purchases 71 percent of the output of a mine-mouth generating unit located near Center, North Dakota. The Square Butte unit is one of two lignite-fired units at Minnkota Power Cooperative's Milton R. Young Generating Station. Reductions to about 49 percent of the output are provided for in the contract and, at the option of Square Butte, could begin after a five-year advance notice to the Company. The cost of the power and energy purchased is a proportionate share of Square Butte's fixed obligations and operating costs which are not incurred unless production takes place. The Company is responsible for paying all costs and expenses of Square Butte (including leasing, operating and any debt service costs) if not paid by Square Butte when due. These obligations and responsibilities of the Company are absolute and unconditional, whether or not any power is actually delivered to the Company. (See Note 12.) Firm power purchase contracts require the Company to pay demand charges for MW under contract and an energy charge for each MWh purchased. The selling entity is obligated to provide energy as scheduled by the Company.
-5- Capacity Sales Minnesota Power has contracts to sell capacity to nonaffiliated utility companies. Contract Status of Minnesota Power Capacity Sales Contracts
Utility Contract MW Contract Period - ------- ----------- --------------- Participation Power Sales - ------------------------- Interstate Power Company 55 May 1 through October 31 of each year from 1994 through 2000 20 November 1, 1997 through April 30, 1998 35 November 1, 1998 through April 30, 1999 50 November 1, 1999 through April 30, 2000 Firm Power Sales Wisconsin Power & Light Company 30 November 1, 1993 through December 31, 1997 75 January 1, 1998 through December 31, 2007 Northern States Power Company 150 May 1 through October 31 of each year from 1994 through 1996 Cooperative Power Association 10 April 1, 1997 through September 30, 1997 Minnkota Power Cooperative 10 May 1 through October 31 of each year for 1995 and 1996 United Power Association 25 November 1, 1995 through April 30, 1996 ENRON Corp. 30 May 1 through October 31 of each year for 1996 and 1997 - ----------------------------- Participation power sales contracts require the purchasing utility to pay the demand charges for MW under contract and an energy charge for each MWh purchased. The Company is obligated to provide energy as scheduled by the purchasing utility from the generating unit specified in the contract as energy is available from that unit. Firm power sales contracts require the purchasing utility to pay the demand charges for MW under contract and an energy charge for each MWh purchased. The Company is obligated to provide energy as scheduled by the purchasing utility.
Fuel The Company has experienced no difficulty in obtaining an adequate fuel supply. The Company purchases low-sulfur, sub-bituminous coal from the Powder River Basin coal field located in Montana and Wyoming to meet substantially all of its coal supply requirements. Coal consumption for electric generation at the Company's Minnesota coal-fired generating stations in 1995 was about 3.6 million tons. As of December 31, 1995, the Company had a coal inventory of about 431,305 tons. During 1995, the Company obtained its coal through both long- and short-term agreements. A long-term agreement (January 1993 through May 1997) with Big Sky Coal Company enables the Company to purchase up to 2.5 million tons of coal on an annualized basis from the Big Sky Mine. Additionally, in August 1994 the Company entered into a separate agreement (November 1994 through May 1997) with Big Sky Coal Company to purchase an additional 600,000 tons of coal on an annualized basis from the Big Sky Mine. The Company also obtained coal under one-year agreements from Kennecott Energy Company's Spring Creek Mine and Western Energy Company's Rosebud Mine. The Company will obtain coal in 1996 under a new long-term agreement with Kennecott Energy Company, a one-year agreement with Decker Coal Company, and will continue to obtain coal under its long-term agreements with Big Sky Coal Company. This mix of coal supply options allows the Company to reduce market risk and to take advantage of favorable spot market prices. The Company is exploring future coal supply options and believes that adequate supplies of low-sulfur, sub-bituminous coal will continue to be available. Burlington Northern Santa Fe Railroad, formerly Burlington Northern Railroad, transports the coal by unit train from Montana or Wyoming to the Company's generating stations. The -6- Company and Burlington Northern Santa Fe Railroad have two long-term coal freight-rate contracts that provide for coal deliveries through 2002 to Laskin and through 2003 to Boswell. The Company also has a contract with the Duluth Missabe & Iron Range Railway which is the final destination short-hauler to Laskin. This contract provides for deliveries through 2002. The delivered price of coal is subject to periodic adjustments in freight rates. Year Ended December 31, Summary of Coal Delivered to Minnesota Power 1995 1994 1993 - ------------------------------------------------------------------------------- Average Price Per Ton $19.17 $19.27 $19.31 Average Price Per MBtu $1.09 $1.08 $1.07 The generating unit operated by Square Butte, which is capable of generating up to 470 MW, burns North Dakota lignite that is being supplied by BNI Coal, a wholly owned subsidiary of the Company, pursuant to the terms of a contract expiring in 2027. Square Butte's cost of lignite burned in 1995 was approximately 66 cents per MBtu. The lignite acreage that has been dedicated to Square Butte by BNI Coal is located on lands essentially all of which are under private control and presently leased by BNI Coal. This lignite supply is sufficient to provide the fuel for the anticipated useful life of the generating unit. Under the various agreements with Square Butte, the Company is unconditionally obligated to pay all costs not paid by Square Butte when due. These costs include the price of lignite purchased under a cost-plus contract from BNI Coal. (See Item 2. Properties and Note 12.) BNI Coal has experienced no difficulty in supplying all of Square Butte's lignite requirements. Regulatory Issues The Company and its subsidiaries are exempt from regulation under the Public Utility Holding Company Act of 1935, except as to Section 9(a)(2) which relates to acquisition of securities of public utility operations. The Company and its subsidiaries are subject to the jurisdiction of various regulatory authorities. The MPUC has regulatory authority over Minnesota Power's service area, retail rates, retail services, issuance of securities and other matters. The FERC has jurisdiction over the licensing of hydroelectric projects, the establishment of rates and charges for the sale of electricity for resale and for transmission of electricity in interstate commerce, and certain accounting and record keeping practices. The PSCW has regulatory authority over the retail sales of electricity, water and gas by SWL&P. The MPUC, FERC and PSCW had regulatory authority over 56 percent, 7 percent, and 6 percent, respectively, of the Company's 1995 total operating revenue and income. Electric Rates The Company has historically designed its electric service rates based on cost of service studies under which allocations are made to the various classes of customers. Nearly all retail sales include billing adjustment clauses which adjust electric service rates for changes in the cost of fuel and purchased energy, and recovery of current and deferred CIP expenditures. The Company's current policy for all contracts with Large Power Customers is to require a minimum initial contract term of ten years with the term perpetuated thereafter (continuous term) subject to a minimum cancellation notice of four years. The Company's Firm Power rate schedules are designed to recover the fixed costs of providing Firm Power to Large Power Customers, including a return on common equity, regardless of the amount of power or energy actually used. A Large Power Customer's monthly demand charge obligation in any particular -7- month is determined based upon the greater of its actual demand for electricity or the firm demand amount. Contract and rate schedule provisions provide for adjustment if the customer's firm demand amount is set significantly below the customer's actual electric requirements. The rates and corresponding revenue associated with capacity and energy provided under these contracts are subject to change through the regulatory process governing all retail electric rates. Contracts with ten of the eleven Large Power Customers provide for deferral without interest or diminishment of one-half of demand charge obligations incurred during the first three months of a strike or illegal walkout at a customer's facilities, with repayment required over the 12-month period following resolution of the work stoppage. The Company also has contracts with large industrial and commercial customers who require more than 2 MW but less than 10 MW of capacity (Large Light and Power Customers). The terms of these contracts vary depending upon the customers' demand for power and the cost of extending the Company's facilities to provide electric service. Generally, the contracts for less than 3 MW have one-year terms and the contracts ranging from 3 to 10 MW have initial five-year terms. The Company's rate schedule for Large Light and Power Customers is designed to minimize fluctuations in revenue and to recover a significant portion of the fixed costs of providing service to such customers. The Company requires that all large industrial and commercial customers under contract specify the date when power is first required, and thereafter the customer is billed for at least the minimum power for which it contracted. These conditions are part of all contracts covering power to be supplied to new large industrial and commercial customers and to current contract customers as their contracts expire or are amended. All contracts provide that new rates which have been approved by appropriate regulatory authorities will be substituted immediately for obsolete rates, without regard to any unexpired term of the existing contract. All rate schedules are subject to approval by appropriate regulatory authorities. Federal Energy Regulatory Commission The FERC has jurisdiction over the Company's wholesale electric service resale customers and transmission service (wheeling) customers. In a filing with the FERC on December 22, 1995, the Company requested an overall rate decrease of $138,000 or 0.4 percent with an effective date of January 1, 1996. All of the customers affected by the rate change have submitted written consents to the rate change and effective date. Minor modifications to the rate request were made in an amendment filed on January 16, 1996. The Company expects final rates to be effective by March 31, 1996. The Company has contracts through at least 2007 with twelve of the thirteen Minnesota municipalities receiving full requirements resale service. The December 1995 FERC filing includes a proposed contract amendment for the remaining full requirements municipality to extend its current contract with the Company from 1999 to 2009. The thirteen contracts for the full requirements customers limit rate increases (including fuel costs) to about 2 percent per year on a cumulative basis. In 1995 the 13 municipal customers purchased 88 MW of Firm Power from the Company. Two municipalities whose requirements are only partially supplied by the Company have contracts with the Company through 1999. These municipal customers signed amendments under which the Company will provide exclusive brokering service for the municipalities' purchases of economy energy and will supply emergency, scheduled outage and firm energy as required through 1999. In 1995 these two municipalities purchased 168,987 MWh. A contract between Minnesota Power and SWL&P provides for SWL&P to purchase its power from the Company through at least 1999 and incorporates the same cap on future rate increases as discussed above. The December 1995 FERC filing includes a proposed contract -8- amendment to extend SWL&P's contract with the Company to at least 2010, with a 2 percent per year cap on rate increases. SWL&P purchased 87 MW of Firm Power from the Company in 1995. The Company also has a contract through December 2004 to supply electricity to Dahlberg Light and Power Company (Dahlberg), a private utility. Dahlberg purchased 8 MW of Firm Power from the Company in 1995. The Company's hydroelectric facilities which are located in Minnesota are licensed by the FERC. In 1995 the FERC issued to the Company a 30-year license for the St. Louis River hydroelectric project (87.6 MW generating capability). On May 11, 1995, a final application to relicense the Pillager hydroelectric project (1.5 MW generating capability) was filed with the FERC. (See Environmental Matters - Water.) Minnesota Public Utilities Commission In November 1994 the MPUC issued an order granting the Company an overall increase in annual electric operating revenue of $19 million, or 6.4 percent, with an 11.6 percent return on equity. Effective June 1, 1995, rates for large industrial customers increased less than 4 percent, while the rate for small businesses increased 6.5 percent. The rate increases for residential customers were approved to be phased in over three years: 13.5 percent began in June 1995, 3.75 percent in January 1996, and another 3.75 percent will begin in January 1997. Minnesota requires electric utilities to spend a minimum of 1.5 percent of gross annual electric revenue on conservation improvement programs (CIP) each year. In 1995, 1994 and 1993, the Company spent $14.2, $8 and $4.1 million, respectively, on CIP and expects to spend a total of $6.8 million during 1996. The MPUC allows such conservation expenditures in excess of amounts recovered through current rates to be accumulated in a deferred account for recovery through future rates. Since January 1994 the Company has been recovering ongoing CIP spending and $8.2 million of CIP spending from previous years. Through a billing adjustment and retail base rates approved by the MPUC, the Company is allowed to recover current and deferred CIP expenditures and the lost margin associated with power saved as a result of these programs. The Company collected $10.8 million and $7.8 million of CIP related revenue in 1995 and 1994. Minnesota law enables the Company to offer retail customers special rates to meet competition from unregulated energy suppliers or cogenerators. The Company implemented a generation deferral rate in November 1990 for Boise. In March 1994 the MPUC approved an amendment to Boise's contract which includes extension of the generation deferral rate until December 1998. While this rate is lower than the normal retail rate, it provides for recovery of approximately $20 million over the next five years of the Company's fixed costs which would not have been recovered had Boise installed its own generating facilities. In addition, special rates were implemented in 1993 to attract a new commercial customer that has a 1 MW load. Special rates were also implemented in 1995 to retain a commercial customer with a 3 MW load and in 1996 to retain another commercial customer with an 8 MW load. Public Service Commission of Wisconsin On June 16, 1995, SWL&P filed an application with the PSCW for authority to increase electric, gas and water rates. The Company requested an overall annual revenue increase of $1.3 million, or 3.2 percent, with a 12 percent return on equity. It is anticipated that the PSCW will approve a $451,000, or 1.1 percent increase, with an 11.6 percent return on equity. A final order is expected on March 29, 1996, with final rates to be effective March 30, 1996. -9- Capital Expenditure Program Capital expenditures for the electric operations totaled $38 million during 1995, of which $7 million was for coal operations. Internally generated funds and long-term bank financing were used to fund these capital expenditures. The Company's electric generating stations have the capacity to meet customer needs through the 1990s without major capacity additions or environmental modifications. Electric operations capital expenditures are expected to be $40 million in 1996, of which $6 million is related to coal operations. Approximately $120 million of electric operations capital expenditures are expected during the period 1997 through 2000, of which $10 million is related to coal operations. The Company's estimates of such capital expenditures and the sources of financing are subject to continuing review and adjustment. Competition The competitive landscape of the electric utility industry is changing at both the wholesale and retail levels, and is affecting the way the Company strategically views the future. The enactment of the Energy Policy Act resulted in an increase in the competitive forces that affect two of the three key elements of the electric utility industry, generation and transmission. The third element, distribution, is subject to state regulation. This legislation has resulted in a more competitive market for electricity generally and particularly in wholesale markets. Wholesale In 1995 the FERC issued a Notice of Proposed Rule Making (NOPR) on Open Access Non-Discriminatory Transmission Services by Public Utilities and Transmitting Utilities and a supplemental NOPR on Recovery of Stranded Costs. The purpose of the proposed rules is to facilitate wholesale power competition, remove undue discrimination in electric transmission and set standards for recovery of stranded costs through FERC-approved rates for wholesale service. Final FERC rules are expected to be published by mid-1996. The Energy Policy Act increased competition in the wholesale market by eliminating existing legal barriers with respect to entry into the generation market and the provision of transmission services. First, the Energy Policy Act created a new class of power producers, known as Exempt Wholesale Generators (EWGs). EWGs are exempt from regulation under the Public Utility Holding Company Act of 1935 and EWG sales are generally subject to less regulation than sales by traditional utilities. The fact that EWGs may include independent power producers as well as affiliates of electric utilities marks a further diminution of the role of electric utilities as the exclusive generators of electric energy. Second, the Energy Policy Act authorized the FERC to order utilities which own or operate transmission facilities to provide wholesale transmission services to or from other utilities or entities generating electric energy for sale or resale, provided that the rates charged for transmission services are recovered from the entity seeking the transmission service and not from the transmitting utility's existing wholesale, retail or transmission customers. The Energy Policy Act expressly prohibits the FERC from ordering a utility to provide retail wheeling services to any of its customers. Regional The Company is a member of the Mid-Continent Area Power Pool (MAPP). The MAPP enhances electric service reliability, and provides the opportunity for members to enter into various wholesale power transactions and coordinate planning of new generation and transmission facilities. The MAPP membership has approved an agreement that reorganizes the power pool to establish: (1) a regional transmission group to provide comparable and efficient transmission service on a regional basis, coordinate regional transmission planning and -10- resolve transmission service disputes; (2) a power and energy market for market-based wholesale transactions among interested participants; and (3) a generation reserve sharing pool to maintain and share generation reserves for purposes of further efficiencies. The reorganization is subject to FERC approval. Retail In 1995 the MPUC initiated an investigation into structural and regulatory issues in the electric utility industry. To make certain that delivery of electric service continues to be efficient following any restructuring, the MPUC adopted 15 principles to guide a deliberate and orderly approach to developing reasonable restructuring alternatives that ensure the fairness of a competitive market and protect the public interest. In January 1996 the MPUC established a wholesale competition working group in which company representatives will participate to initially address issues related to wholesale competition and then to consider retail competition issues including rate flexibility, innovative regulation, unbundling, safety and reliability. Large industrial and commercial customers that have the ability to own and operate their own generation facilities may compete directly with the Company to supply their own electric needs. If these facilities are Qualifying Facilities (QFs), the customers that own them may require that the Company purchase the output from them at the Company's "avoided cost" pursuant to the Public Utility Regulatory Policies Act. Additionally, these customers, as well as the balance of the Company's customers, may elect to substitute other sources of energy, such as natural gas, oil or wood, for various end uses rather than continuing to use electric energy. Municipalities may elect to serve customers of the Company lying within municipal boundaries, but must fully compensate the Company for its loss of property and revenue associated with this load. Finally, the prospect that large industrial customers might seek state authorization of retail wheeling in the future would have the effect of substantially increasing competition in the retail segment of the market for electricity. Customers Minnesota Power anticipates that its Large Power Customers will continue to aggressively seek lower energy costs through negotiations with the Company and consideration of alternative suppliers. With electric rates among the lowest in the United States and with its long-term wholesale and large power retail contracts in place, Minnesota Power believes it is well positioned to address competitive pressures. The Company remains opposed to retail wheeling because it would benefit only a few large customers while potentially adversely impacting smaller customers' rates and shareholder returns. In addition to providing electricity, the Company offers its customers a wide variety of value-added services, including conservation improvement services, to meet their energy needs. The Company also has obtained MPUC approval to offer interruptible rates to Large Power Customers. Furthermore, the Company may offer competitive rates within its service territory to serve customers that could otherwise obtain their energy needs from an unregulated energy supplier or by generating their own electricity with MPUC approval. Franchises Minnesota Power holds franchises to construct and maintain an electric distribution and transmission system in 90 cities and towns located within its service territory. SWL&P holds franchises in 15 cities and towns within its service territory. The remaining cities and towns served will not grant a franchise or do not require a franchise to operate within their boundaries. -11- Environmental Matters The Company's electric operations are subject to regulation by various federal, state and local authorities in the areas of air quality, water quality, solid wastes, and other environmental matters. The Company considers its electric operations to be in substantial compliance with those environmental regulations currently applicable to its operations and believes all necessary permits to conduct such operations have been obtained. The Company does not currently anticipate that its potential capital expenditures for environmental matters will be material. However, because environmental laws and regulations are constantly evolving, the character, scope and ultimate costs of environmental compliance cannot be estimated. Air The Federal Clean Air Act Amendments of 1990 (Clean Air Act) require that specified fossil-fueled generating plants meet new sulfur dioxide and nitrogen oxide emission standards beginning January 1, 1995 (Phase I) and that virtually all generating plants meet more strict emission standards beginning January 1, 2000 (Phase II). None of Minnesota Power's generating facilities are covered by the Phase I requirements of the Clean Air Act. However, Phase II requirements apply to the Company's Boswell, Laskin and Hibbard plants, as well as Square Butte. The Clean Air Act creates emission allowances for sulfur dioxide based on formulas relating to the permitted 1985 emissions rate and a baseline of average fossil fuel consumed in the years 1985, 1986 and 1987. Each allowance is an authorization to emit one ton of sulfur dioxide, and each utility must have sufficient allowances to cover its annual emissions. Minnesota Power's generating facilities in Minnesota burn mainly low-sulfur western coal and Square Butte, located in North Dakota, burns lignite coal. All of these facilities are equipped with pollution control equipment such as scrubbers, baghouses or electrostatic precipitators. Phase II sulfur dioxide emission requirements are currently being met by Boswell Unit 4. Some moderate reductions in emissions may be necessary for Boswell Units 1, 2 and 3, Laskin Units 1 and 2, and Square Butte to meet the Phase II sulfur dioxide emission requirements. The Company believes it is in a good position to comply with the sulfur dioxide standards without extensive modifications. Any required reductions at the Minnesota generating facilities are expected to be achieved through the use of lower sulfur coal. Square Butte anticipates meeting any required reductions through increased use of existing scrubbers. The Clean Air Act requires the EPA to set the nitrogen oxide limitations by January 1, 1997, for Phase II generating units. To meet anticipated Phase II nitrogen oxide limitations, the Company expects to install at its plants any necessary low-nitrogen oxide burner technology by the year 2000. The total cost of compliance with the nitrogen oxide limitations for Boswell and Laskin is currently estimated to be $9 to $11 million. The costs of complying with the nitrogen oxide limitations at Hibbard and Square Butte are not determinable until regulations applicable to these plants are promulgated by the EPA. The Company is participating in a voluntary program (Climate Challenge) with the U.S. Department of Energy to identify activities that the Company has taken and additional measures that the Company may undertake on a voluntary basis that will result in limitations, reductions or sequestrations of greenhouse gas emissions by the year 2000. Section 1605 of the Energy Policy Act mandates timely and acceptable definitions of greenhouse gas accounting guidelines and greenhouse gas crediting guidelines. The Company has agreed to participate in this voluntary program provided that such participation is consistent with the Company's integrated resource planning process, does not have a material adverse effect on the Company's competitive position with respect to rates and costs, and continues to be acceptable to the Company's regulators. -12- The costs to Minnesota Power associated with Climate Challenge participation are minor, reflecting program facilitation and voluntary reporting costs. Minnesota Power project activities to reduce, sequester or offset greenhouse gas emissions were selected because they were financially sound. Additional funds were not required to achieve greenhouse gas offsets beyond those required to facilitate projects which were justified for other applications. Water The Federal Water Pollution Control Act of 1972 (FWPCA), as amended by the Clean Water Act of 1977 and the Water Quality Act of 1987, established the National Pollutant Discharge Elimination System (NPDES) permit program. The FWPCA requires that NPDES permits be obtained from the EPA (or, when delegated, from individual state pollution control agencies) for any wastewater discharged into navigable waters. The Company has obtained all necessary NPDES permits to conduct its electric operations. Summary of National Pollutant Discharge Elimination System Permits Facility Issue Date Expiration Date - -------- ---------- --------------- Laskin December 22, 1993 October 31, 1998 Boswell February 4, 1993 December 31, 1997 Hibbard September 29, 1994 June 30, 1999 Arrowhead DC Terminal May 24, 1991 March 31, 1996 * General Office Building/ Lake Superior Plaza May 1, 1995 December 31, 1997 Square Butte July 1, 1995 June 30, 2000 - ---------------------------- * On October 2, 1995, a renewal application of this permit was submitted to the MPCA. A new permit is expected to be issued in the second quarter of 1996. Permits are extended by the timely filing of a renewal application which stays the expiration of the previously issued permit. The Company holds from the FERC licenses authorizing the ownership and operation of seven hydroelectric generating projects with a total generating capacity of 121 MW. In 1991 the Company submitted applications for new licenses for four of the projects. By orders issued in 1993, the FERC granted new licenses with terms of 30 years each, expiring December 31, 2023, for the Little Falls (4.7 MW), Sylvan (1.8 MW), and Prairie River (1.1 MW) projects. On July 13, 1995, the FERC issued to the Company a 30-year license for the St. Louis River hydroelectric project (87.6 MW), with an effective date of July 1, 1995. The Company filed a request for rehearing of the FERC's order for the purpose of challenging certain terms and conditions of the license which, if accepted by the Company, would alter the Company's operation of the project. In addition to the Company's request for rehearing, certain intervenors in the relicensing proceeding filed requests for rehearing for the purpose of obtaining other changes to the terms and conditions of the license which, if granted by the FERC, could result in further changes in the Company's operation of the project. Currently, the FERC is reviewing the requests for rehearing. An application to relicense the Pillager project (1.5 MW) was filed with the FERC on May 11, 1995. The FERC will perform an engineering, environmental and economic analysis of that application in order to determine whether to issue a new license for the project. The current license for the project expires on May 11, 1997. Should the FERC not reach a final determination to issue a new license by that date, the Company expects that the FERC will issue an annual license allowing for the continued operation of the project until the FERC issues an order disposing of the application. -13- The two remaining hydroelectric projects, Blanchard (18 MW) and Winton (4 MW) have FERC licenses that expire in 2003. Solid Waste The Resource Conservation and Recovery Act of 1976 regulates the management and disposal of solid wastes. As a result of this legislation, the EPA has promulgated various hazardous waste rules. The Company is required to notify the EPA of hazardous waste activity and routinely submits the necessary annual reports to the EPA. In response to EPA Region V's request for utilities to participate in their Great Lakes Initiative by voluntarily removing remaining polychlorinated biphenyl (PCB) inventories, the Company is scheduling replacement of PCB-contaminated oil from substation equipment by 1998 and removal of PCB capacitors by 2004. The total cost is expected to be between $1.5 and $2 million of which $200,000 was expended through December 31, 1995. The Company expects to expend about $70,000 in 1996. In 1990 the Company was notified by the EPA and the MPCA that it had been named as a potentially responsible party under the Comprehensive Environmental Response, Compensation and Liability Act pertaining to the cleanup of pollution at a northern Minnesota oil refinery site (Arrowhead Site). In 1994 a settlement was reached regarding cleanup at the Arrowhead Site. The total costs to remediate the Arrowhead Site are currently estimated at $37 million. Funding under the proposal is shared by several governmental entities and about 130 companies. Under the terms of the settlement, Minnesota Power's share of remediation costs is approximately $314,000, which has been paid. In addition, the Company has spent about $600,000 to date on legal and other costs. Remediation efforts began in 1995 and will continue in 1996 with no expected increase in costs. Mining Control and Reclamation BNI Coal's mining operations are governed by the Federal Surface Mining Control and Reclamation Act of 1977. This Act, together with the rules and regulations adopted thereunder by the Department of the Interior, Office of Surface Mining Reclamation and Enforcement (OSM), governs the approval or disapproval of all mining permits on federally owned land and the actions of the OSM in approving or disapproving state regulatory programs regulating mining activities. The North Dakota Reclamation of Strip Mined Lands Act and rules and regulations enacted thereunder in 1969, as subsequently amended by the North Dakota Mining and Reclamation Act and rules and regulations enacted thereunder in 1977, govern the reclamation of surface mined lands and are generally as stringent or more stringent than the federal rules and regulations. Compliance is monitored by the North Dakota Public Service Commission. The federal and state laws and regulations require a wide range of procedures including water management, topsoil and subsoil segregation, stockpiling and revegetation, and the posting of performance bonds to assure compliance. In general, these laws and regulations require the reclaiming of mined lands to a level of usefulness equal to or greater than that available before active mining. The Company considers BNI Coal to be in substantial compliance with those environmental regulations currently applicable to its operations and believes all necessary permits to conduct such operations have been obtained. -14- Water Operations Water operations include SSU and Heater, both wholly owned subsidiaries of the Company. These water operations have been upgrading existing facilities, building new facilities and acquiring new systems. - SSU owns and operates water and wastewater treatment facilities in Florida. SSU is the largest private water supplier in Florida. As of December 31, 1995, SSU served 117,000 water customers and 53,000 wastewater treatment customers. In 1995 SSU acquired the assets of Orange Osceola Utilities, Inc. located near Kissimmee, Florida, for $13 million. The 17,000 water and wastewater customers acquired in this transaction offset the 15,000 customers lost with the sale of Venice Gardens' assets in December 1994. - Heater owns and operates four companies which provide water and wastewater treatment services in North Carolina and South Carolina. As of December 31, 1995, these companies served 26,000 water customers and 3,000 wastewater treatment customers. In January 1995 the town of Seabrook Island, South Carolina initiated an eminent domain action to acquire the assets of Heater's wholly owned subsidiary, Heater of Seabrook (Seabrook). A tentative agreement has been reached to sell the assets to the town for $5.9 million. Seabrook currently serves 3,000 customers. (See South Carolina Public Service Commission.) Regulatory Issues Florida Public Service Commission The following summarizes current rate proceedings with the FPSC and county commissions. - On August 2, 1995, the FPSC accepted SSU's June 1995 filing which requested an $18.1 million, or 39 percent, annual increase in water and wastewater treatment rates. On November 1, 1995, the FPSC denied SSU's original $12 million interim rate request for two reasons: (1) it was based on uniform rates which were deemed improper by a court order issued subsequent to SSU's original filing, and (2) the FPSC had not yet formulated a policy on allowable investments and expenses to be included in a forward-looking interim test year. SSU submitted additional information to support interim rate approval of $12 million based on a forward-looking test year and $8.4 million based on a historical test year. On January 4, 1996, the FPSC permitted SSU to implement an interim rate increase (based on a historical test year) of $7.9 million, on an annualized basis, over revenue previously collected under a uniform rate structure. Interim rates went into effect on January 23, 1996. Hearings with respect to the $18.1 million request are anticipated to take place beginning in April 1996 and final rates are anticipated to become effective in the fourth quarter of 1996. The primary reasons for seeking higher rates are to include in rate base for earning purposes (1) new facilities added since 1991 and (2) mandated regulatory compliance cost increases during the same period, particularly for environmental protection. The filing also includes water conservation incentives and a request for approval of a consistent policy on charges for service availability. -15- - In connection with SSU's 1992 consolidated rate filing, the FPSC issued an order (Uniform Rates Order) in March 1993 requiring statewide uniform rates for 90 water and 37 wastewater service areas. In September 1993 rates were implemented pursuant to the Uniform Rates Order which increased SSU's revenue by $6.7 million. In October 1993 Citrus County, Florida and a customer group appealed the FPSC's Uniform Rates Order, challenging the uniform statewide rate structure. With "uniform rates," all customers in a uniform rate area pay the same rates for water and wastewater services. Uniform rates are an alternative to "stand-alone" rates which are calculated based on the cost of serving each service area. In April 1995 the Florida First District Court of Appeals reversed the Uniform Rates Order and, in October 1995 the FPSC ordered SSU to refund about $10 million (Refund Order), including interest, to customers who had paid more since September 1993 under uniform rates than they would have paid under stand-alone rates. Under the Refund Order, the collection of the $10 million from customers who paid less under uniform rates would not be permitted. Responding to a Florida Supreme Court decision addressing the issue of retroactive ratemaking and principles of equity with respect to another utility company, on March 5, 1996, the FPSC voted to reconsider the Refund Order at an unspecified date. Briefs on the reconsideration are due April 1, 1996. SSU continues to believe that it would be improper for the FPSC to order a refund to one group of customers without permitting recovery of a similar amount from the remaining customers since the First District Court of Appeals affirmed SSU's total revenue requirement for operations in Florida. No provision for refund has been recorded. In September 1993 the FPSC initiated a separate but related proceeding for the purpose of determining if, as a matter of policy, uniform statewide rates are appropriate for SSU. In September 1994 the FPSC issued an order declaring that uniform statewide rates represent good public policy. - In June 1994 the FPSC issued an order declining to issue a declaratory statement which would have acknowledged FPSC jurisdiction over SSU service areas in Hillsborough and Polk Counties. Instead the FPSC opened an investigation to determine if SSU is a single system pursuant to Florida statutes. In June 1995 the FPSC voted to assume jurisdiction over SSU facilities statewide and thus to regard SSU as a single system rather than as a utility made up of more than 150 systems. Several counties appealed this decision to the Florida District Court of Appeals. - In April 1994 the Hernando County Board of County Commissioners issued an order rescinding FPSC jurisdiction in Hernando County. In June 1994 the FPSC issued an order acknowledging that Hernando County has jurisdiction over privately-owned water and wastewater facilities located in the County as of April 5, 1994. In April 1994 SSU filed a court action before the Florida Circuit Court for Hernando County to stay the change in jurisdiction. In April 1995 the Hernando County Board of County Commissioners issued an order which, among other things, purported to require SSU to file a rate proceeding with Hernando County in June 1995. SSU amended its complaint in the Hernando County Court to include a request for stay of this County action. This court action is pending. In April 1994 SSU also requested the FPSC to retain interim jurisdiction over SSU's facilities in Hernando County until jurisdictional determinations are made by the courts. In June 1994 the FPSC issued an order denying SSU's request. SSU -16- appealed this order to Florida's First District Court of Appeals. The Court of Appeals affirmed the FPSC's action. SSU believes that a jurisdictional change should not be made at this time because of the FPSC determination that SSU's facilities in all counties within Florida constitute a single system subject to the sole jurisdiction of the FPSC. As indicated above, several counties appealed this determination to the First District Court of Appeals. - In March 1996 the Collier County Board of County Commissioners passed a resolution and adopted an ordinance rescinding FPSC jurisdiction in Collier County. SSU's position is that Collier County cannot regulate SSU's facilities in Collier County as a result of the FPSC's "single system" determination. As indicated above, several counties, including Collier County, have appealed the FPSC's determination to the First District Court of Appeals. South Carolina Public Service Commission The following summarizes Heater's current rate proceedings with the SCPSC. - In October 1994 residents of Seabrook Island, South Carolina voted to allow the town to purchase or acquire through eminent domain powers the town's current water and wastewater treatment facilities owned by Seabrook. Seabrook currently serves 3,000 customers. In January 1995 the town of Seabrook Island initiated an eminent domain action to acquire the assets of Seabrook. In February 1995, Seabrook filed actions in South Carolina state court and federal court, challenging the town of Seabrook Island's authority to acquire these systems by eminent domain. In March 1996 a tentative agreement was reached to sell the assets to the town for $5.9 million. This sale is subject to negotiation of a definitive purchase agreement and regulatory approval. - In July 1994 Upstate Heater Utilities (Upstate), a wholly owned subsidiary of Heater, filed a request for a $71,000 annual rate increase with the SCPSC. In December 1994 the SCPSC denied the request for an annual rate increase primarily due to customer opposition. In January 1995 Upstate filed for reconsideration and the SCPSC denied the request. In February 1995 Upstate filed an appeal in the Circuit Court of South Carolina. In July 1995 the Circuit Court of South Carolina issued an order vacating the SCPSC's December 1994 order which denied Upstate's request for an annual rate increase. The case was remanded to the SCPSC for the establishment of rates which are fair and reasonable. In September 1995, the SCPSC issued a second final order granting an annual increase of $8,000. A motion for reconsideration was filed and denied in October 1995. An appeal by Upstate to the Circuit Court of South Carolina was filed in November 1995. In January 1996 the requested rates were implemented under surety bond pending the final decision of this appeal. The final decision of the appeal is expected in 1997. - In January 1994 Seabrook filed with the SCPSC a request for a $263,000 annual rate increase for operations at Seabrook Island, South Carolina. In July 1994 the SCPSC denied the request. Seabrook filed a motion for reconsideration in July 1994 maintaining that the resulting 3.98 percent return on equity was inadequate. In August 1994 the SCPSC denied reconsideration. In September 1994 Seabrook filed an appeal in the Circuit Court of South Carolina and subsequently provided notice to the customers and implemented the requested rates under surety bond in January 1995, pending the final decision on the appeal. In July 1995 the Circuit Court of South Carolina issued an order affirming the SCPSC's July 1994 order which denied -17- Seabrook's request for an annual rate increase. An appeal to the South Carolina Supreme Court was filed in October 1995. A final decision on the appeal is expected in 1997. - In July 1992 Heater filed with the SCPSC a request for a $233,000 rate increase for operations near Columbia, South Carolina. In January 1993 the SCPSC denied the rate increase request. In March 1993 Heater filed with the Circuit Court of South Carolina an appeal of the SCPSC's denial of the request. In September 1993 the requested rates were implemented, under surety bond, pending the decision on the appeal. As a condition to the SCPSC's grant to Heater of a $110,000 annual increase in May 1994, Heater was required to cease charging the increased rates under surety bond. In October 1995 this case was heard before the South Carolina Supreme Court. In December 1995 the South Carolina Supreme Court issued an order reversing the SCPSC's January 1993 order, which denied Heater's request for an annual rate increase. The case was remanded to the SCPSC for proceedings consistent with the court opinion. In January 1996 the SCPSC ordered that a 9.28 percent operating margin was appropriate for Heater during the period in which the requested rates were charged under surety bond. The 9.28 percent operating margin equated to a total refund of $54,000, including interest, which was refunded to customers in February 1996. North Carolina Utilities Commission The following summarizes Heater's current rate proceedings with the NCUC. - In August 1995 Heater filed with the NCUC for approval of a surcharge that would allow Heater to recover $297,000 in additional testing costs required by the EPA in excess of costs included in the current rate structure. A final order is anticipated in April 1996. - In March 1995 Brookwood Water Corporation, a wholly owned subsidiary of Heater, filed with the NCUC for a $120,000 annual rate increase. In October 1995 a final order was issued granting an $85,000 annual increase. - In February 1995 Heater filed for a $314,000 annual rate increase with the NCUC. In December 1995 a final order was issued granting a $308,000 annual increase. Capital Expenditure Program Capital expenditures for the water operations totaled $34 million during 1995. Expenditures were funded with the proceeds from long-term bonds issued by SSU and internally generated funds. Capital expenditures for the Company's water operations are expected to be $25 million in 1996 for upgrades, water reuse projects and new water facilities, and to total approximately $90 million during the period 1997 through 2000. Competition The regulated water and wastewater services industry is experiencing a series of transformations including privatization, consolidation and regionalization. These new trends are a direct result of expanded environmental regulations and increasingly limited water supply and wastewater disposal options. Consequently, growth in the industry will be realized by those service providers who make adequate capital investment to achieve these transformations. -18- Since economic regulation has not kept pace with the investment demands placed on private utilities, regulatory lag has delayed the recovery of private utilities' service costs. Historically, competition and change have been minimal in the water and wastewater industry. During the next five years, however, the Company believes that the water and wastewater industry will become more competitive and innovation-driven. The Company is focused on the application of technology to reduce costs and increase efficiency, objectives that are critical in the competitive pursuit of regulated, as well as unregulated, markets. Franchises SSU provides water and wastewater treatment services in 22 counties regulated by the FPSC, holds franchises in two counties which to date have retained authority to regulate such operations, and is contesting the jurisdiction of two other counties over SSU facilities in light of the FPSC's "single system" determination. (See Regulatory Issues - Florida Public Service Commission.) All of the water and wastewater services of Heater are under the jurisdiction of the SCPSC and the NCUC. These commissions grant franchises for Heater's service territory when the rates are authorized. Environmental Matters The Company's water operations are subject to regulation by various federal, state and local authorities in the areas of water quality, solid wastes, and other environmental matters. The Company considers its water operations to generally be in compliance with those environmental regulations currently applicable to its operations and have the permits necessary to conduct such operations. Except as noted below, the Company does not currently anticipate that its potential capital expenditures for environmental matters will be material. However, because environmental laws and regulations are constantly evolving, the character, scope and ultimate costs of environmental compliance cannot be estimated. In October 1992 the EPA issued a Request for Information to SSU regarding operations of SSU's facilities in the University Shores service area in Orange County, Florida. The request was made to obtain more details concerning exceedances of the NPDES permit for effluent quality. The requested information was compiled and sent to the EPA in late 1992 and supplemented in February 1993. In February 1993 the EPA issued a Notice to Show Cause letter to request SSU representatives to meet and discuss the exceedances. SSU met with the EPA in March 1993 and received an additional Request for Information from the EPA in April 1993. The requested information was supplied to the EPA in June 1993. At that time, SSU was attempting to determine a feasible method to eliminate surface water discharges allowed by the NPDES permit. SSU signed an agreement with Orange County Utilities (OCU) to construct an interconnect between the two collection systems so that a portion of the sewage flow at University Shores facilities could be sent to OCU. The construction of the interconnect was completed in September 1994 thereby allowing SSU to eliminate effluent discharges by the University Shores facilities to surface waters. Additional information on the project was requested by the EPA in November 1994 and SSU supplied the requested information to the EPA in December 1994. SSU has received no further communication from the EPA regarding this matter and is unable to determine what further action, if any, may be required. The interconnect with OCU, for a portion of the sewage flow, has alleviated the need for discharge of effluent to surface water. The operating permit is in the process of being renewed. -19- In September 1993 the EPA issued an Administrative Order to SSU regarding operations of SSU's facilities in the Woodmere service area in Duval County, Florida (Woodmere facilities). The Order required monthly toxicity testing of the effluent for at least one year because of toxicity test failures during 1992 and 1993. In September 1994, because of additional 1993 and 1994 toxicity test failures at the Woodmere facilities, the EPA required implementation of a Toxicity Reduction Evaluation (TRE) plan to determine the cause of the toxicity. The TRE plan was expected to take approximately 15 months to complete. In 1995 SSU determined that the toxicity test failures were presumably due to inappropriate salt water test species. A request was filed with the EPA in February 1995 to change testing requirements to fresh water species for consistency with the FDEP wastewater permit for the Woodmere facilities, since the body of water affected is a fresh water body. A permit renewal application was filed with the FDEP in November 1995, since the permitting authority was delegated by the EPA to the FDEP in May 1995. The FDEP has responded with a request for some additional information to complete the application. The requested information was forwarded to the FDEP in February 1996. SSU representatives met with the FDEP in February 1996 and the FDEP indicated a willingness to issue a permit with fresh water test species as the requirement. This permit modification is expected to be included in the permit renewal. The EPA has retained the authority over the pending enforcement action concerning this system. SSU is unable to determine what further action, if any, may be required. In March 1995 the Administrative Order issued in August 1994 for SSU's facilities in the Beacon Hills service area in Duval County, Florida was satisfied after additional bioassay testing conducted between September 1994 and February 1995 met EPA requirements. SSU will also petition the FDEP to change test species at Beacon Hills from salt to fresh water species as requested for the Woodmere facilities. The Administrative Order has officially been closed and SSU will submit a request to the FDEP to change testing requirements during the permit renewal process. In 1995 SSU invested approximately $11.1 million of a $28.7 million annual capital expenditure budget (or approximately 39 percent) in facilities necessary to comply with environmental requirements. In 1996 SSU expects that approximately $9.6 million of the $19.5 million annual capital expenditure budget (or approximately 49 percent) will be necessary to comply with environmental requirements. Automobile Auctions Minnesota Power has an 83 percent ownership interest in ADESA, the third largest automobile auction business in the United States. ADESA, headquartered in Indianapolis, Indiana, owns and operates 19 automobile auctions in the United States and Canada through which used cars and other vehicles are sold to franchised automobile dealers and licensed used car dealers. Two wholly owned subsidiaries of ADESA, Automotive Finance Company and ADESA Auto Transport, perform related services. Sellers at ADESA's auctions include domestic and foreign auto manufacturers, car dealers, fleet/lease companies, banks and finance companies. The Company acquired 80 percent of ADESA on July 1, 1995, for $167 million in cash. Proceeds from the sale of the Company's paper and pulp business combined with proceeds from the sale of securities investments were used to fund this acquisition. Acquired goodwill and other intangible assets associated with this acquisition are being amortized on a straight line basis over periods not exceeding 40 years. In January 1996 the Company provided an additional $15 million of capital in exchange for 1,982,346 original issue common stock shares of ADESA. This capital contribution increased the Company's ownership interest in ADESA to -20- 83 percent. Put and call agreements with ADESA's four top executives provide ADESA management the right to sell to Minnesota Power, and Minnesota Power the right to purchase, ADESA management's 17 percent retained ownership interest in ADESA, in increments during the years 1997, 1998 and 1999, at a price based on ADESA's financial performance. Capital Expenditure Program Capital expenditures for automobile auction site relocation and development were $43 million for the six months ended December 31, 1995. Capital expenditures for the automobile auction business are expected to be $28 million in 1996. In September 1995 ADESA opened the world's largest indoor automobile auction facility in Framingham, Massachusetts. Expansion projects at Manville, New Jersey and Jacksonville, Florida and a relocation project in Indianapolis, Indiana began operations in the first quarter of 1996. Competition Within the automobile auction industry, ADESA's competition includes independently owned auctions as well as major chains and associations with auctions in geographic proximity to those of ADESA. ADESA competes with other auctions for a supply of automobiles to be sold by ADESA on consignment for automobile dealers, financial institutions and other sellers. ADESA also competes for a supply of rental repurchase vehicles from automobile manufacturers for auctions at factory sales. ADESA competes for these sellers of automobiles by attempting to attract a large number of dealers to purchase vehicles, which ensures competitive prices and supports the volume of vehicles auctioned, and by providing a full range of services including floorplan financing, reconditioning services which prepare automobiles for auction, transporting automobiles and the prompt processing of sale transactions. Auto auction sales for the industry are expected to rise at a rate of 6 percent to 8 percent annually. ADESA expects to participate in this industry's growth through acquisitions, greenfield start-ups and expanded services. Environmental Matters The Company's automobile auction business is subject to regulation by various federal, state and local authorities in the areas of air quality, water quality, solid wastes, and other environmental matters. The Company considers operations of this business to be in substantial compliance with those environmental regulations currently applicable to its operations and believes all necessary permits to conduct such operations have been obtained. The Company does not currently anticipate that its potential capital expenditures for environmental matters will be material. However, because environmental laws and regulations are constantly evolving, the character, scope and ultimate costs of environmental compliance cannot be estimated. -21- Investments The Investments segment is comprised of real estate operations, financial guaranty reinsurance and a portfolio of securities. The Company ceased operations at Reach All, the truck-mounted lifting equipment business, and sold Reach All's assets in 1995. - Real Estate Operations. The Company owns 80 percent of Lehigh, a Florida real estate company. Lehigh currently owns 4,000 acres of land and approximately 8,000 homesites near Fort Myers, Florida and 1,250 homesites in Citrus County, Florida. The real estate strategy is to acquire large residential community properties at low cost, adding value, and selling them at going market prices. - Reinsurance. Minnesota Power has a 21 percent equity investment in Capital Re. Capital Re is a Delaware holding company engaged primarily in financial and mortgage guaranty reinsurance through its wholly owned subsidiaries, Capital Reinsurance Company and Capital Mortgage Reinsurance Company. Capital Reinsurance Company is a reinsurer of financial guarantees of municipal and non-municipal debt obligations. Capital Mortgage Reinsurance Company is a reinsurer of residential mortgage guaranty insurance. The Company's equity investment in Capital Re at December 31, 1995, was $93 million. - Securities Portfolio. Minnesota Power manages a securities portfolio which is intended to provide funds for reinvestment, business acquisitions and other corporate purposes. The Company plans to continue to concentrate on market neutral strategies that provide stable and acceptable returns without sacrificing needed liquidity. Returns will continue to be partially dependent on general market yields. As of December 31, 1995, the Company had approximately $106 million invested in the securities portfolio. Environmental Matters Certain businesses included in the Company's investments segment are subject to regulation by various federal, state and local authorities in the areas of air quality, water quality, solid wastes, and other environmental matters. The Company considers these businesses to be in substantial compliance with those environmental regulations currently applicable to its operations and believes all necessary permits to conduct such operations have been obtained. The Company does not currently anticipate that its potential capital expenditures for environmental matters will be material. However, because environmental laws and regulations are constantly evolving, the character, scope and ultimate costs of environmental compliance cannot be estimated. -22- Executive Officers of the Registrant
Initial Executive Officers Effective Date - ------------------ -------------- Arend J. Sandbulte, Age 62 Chairman January 22, 1996 Chairman and Chief Executive Officer May 9, 1995 Chairman, President and Chief Executive Officer May 9, 1989 Edwin L. Russell, Age 51 President and Chief Executive Officer January 22, 1996 President May 9, 1995 Robert D. Edwards, Age 51 Executive Vice President and President - MP Electric July 26, 1995 Executive Vice President and Chief Operating Officer March 1, 1993 Group Vice President - Corporate Services and Chief Financial Officer January 1, 1991 John A. Cirello, Age 52 Executive Vice President and President and Chief Executive Officer - Southern States Utilities July 24, 1995 D. Michael Hockett, Age 53 Chairman and Chief Executive Officer - ADESA July 1, 1995 Donnie R. Crandell, Age 52 Senior Vice President and President - MP Real Estate Holdings January 1, 1996 Senior Vice President - Corporate Development December 1, 1994 Retired February 28, 1994 Vice President - Corporate Development March 1, 1993 David G. Gartzke, Age 52 Senior Vice President-Finance and Chief Financial Officer December 1, 1994 Vice President - Finance and Chief Financial Officer March 1, 1993 Vice President - Finance and Treasurer January 1, 1991 Philip R. Halverson, Age 47 Vice President, General Counsel and Corporate Secretary January 1, 1996 General Counsel and Corporate Secretary March 1, 1993 General Counsel and Assistant Secretary January 23, 1991 James A. Roberts, Age 45 Vice President - Corporate Relations January 1, 1996 Geraldine R. VanTassel, Age 54 Vice President - Corporate Information Services January 1, 1996 Vice President - Corporate Resource Planning March 1, 1993 Corporate Controller June 1, 1992 Larry S. Wechter, Age 40 President, ADESA October 17, 1995 Executive Vice President, ADESA July 1, 1995 Mark A. Schober, Age 40 Corporate Controller March 1, 1993 James K. Vizanko, Age 42 Corporate Treasurer March 1, 1993
-23- All of the executive officers above, except Mr. Russell, Mr. Cirello, Mr. Hockett, Mr. Crandell and Mr. Wechter, had been employed by the Company for more than five years in executive or management positions. Mr. Russell was previously Group Vice President of J. M. Huber Corporation, a $1.5 billion diversified manufacturing and natural resources company; Mr. Cirello was President of Metcalf & Eddy Services, Inc. from 1992 to 1995, responsible for $64 million in water/wastewater operation services, and before that was Vice President - Eastern Region of Chemical Waste Management; Mr. Hockett was previously Chief Executive Officer and President of ADESA and Chief Executive Officer of four auto auction companies that became subsidiaries of ADESA when it was formed in 1992; Mr. Crandell was director of business development of the Company, vice president of Topeka and vice president of business development for Topeka prior to March 1, 1993; and Mr. Wechter was previously Executive Vice President, Vice President, Chief Financial Officer and Treasurer of ADESA, and Chief Financial Officer and Treasurer of four auto auction companies that became subsidiaries of ADESA when it was formed in 1992. Prior to election to the positions shown above, the following executive officers held other positions with the Company after January 1, 1991: Mr. Halverson was director of legal services and assistant general counsel, and assistant secretary; Mr. Roberts was director of corporate relations and director of governmental relations; Ms. VanTassel was director of internal audit and leader of the organizational development team; Mr. Schober was director of internal audit; and Mr. Vizanko was director of investments and analysis, and manager of financial planning and analysis. There are no family relationships between any executive officers of the Company. All officers and directors are elected or appointed annually. The present term of office of the above executive officers extends to the first meeting of the Company's Board of Directors after the next annual meeting of shareholders. Both meetings are scheduled for May 14, 1996. -24- Item 2. Properties. The Company had an annual and all-time record net peak load of 1,435 MW on December 13, 1995. The Company's average 1995 load factor was 83 percent. Information with respect to existing power supply sources is shown below.
Unit Year Net Winter Net Electric Power Supply No. Installed Capability Requirements - ------------ ---- --------- ---------- --------------- (MW) (MWh) (%) Steam Coal-Fired Boswell Energy Center near Grand Rapids, MN 1 1958 69 2 1960 69 3 1973 350 4 1980 428 ------ 916 5,723,173 46.8% ------ Laskin Energy Center Hoyt Lakes, MN 1 1953 55 2 1953 55 ------ 110 278,962 2.3 ------ ----------- ------ Total Steam 1,026 6,002,135 49.1 ------ ----------- ------ Hydro Group consisting of ten stations in MN Various 121 698,525 5.7 ------ ----------- ------ Purchased Power Square Butte burns lignite in Center, ND 333 1,950,302 16.0 All other - net - 3,574,435 29.2 ------ ----------- ------ Total Purchased Power 333 5,524,737 45.2 ------ ----------- ------ For the Year Ended December 31, 1995 1,480 12,225,397 100.0% ====== =========== ======
The Company has electric transmission and distribution lines of 500 kilovolts (kV) (7.8 miles), 230 kV (606.4 miles), 161 kV (42.8 miles), 138 kV (5.8 miles), 115 kV (1,239.6 miles) and less than 115 kV (6,001.3 miles). The Company owns and operates 180 substations with a total capacity of 8,545.7 megavoltamperes. Some of the transmission and distribution lines interconnect with other utilities. The Company owns and has a substantial investment in offices and service buildings, area headquarters, an energy control center, repair shops, motor vehicles, construction equipment and tools, office furniture and equipment, and leases offices and storerooms in various localities within the Company's service territory. It also owns miscellaneous parcels of real estate not presently used in electric operations. Substantially all of the electric plant of the Company is subject to the lien of its Mortgage and Deed of Trust which secures first mortgage bonds issued by the Company. The Company's properties are held by it in fee and are free from other encumbrances, subject to minor exceptions, none of which are of such a nature as to substantially impair the usefulness to the Company of such properties. Other property, including certain offices and equipment, is utilized under leases. In general, some of the electric lines are located on land not owned in fee, but are covered by necessary consents of various governmental authorities or by appropriate rights obtained from owners of private property. These consents and rights are deemed adequate for -25- the purposes for which the properties are being used. In September 1990 the Company sold a portion of Boswell Unit 4 to WPPI. WPPI has the right to use the Company's transmission line facilities to transport its share of generation. Substantially all of the plant of SWL&P is subject to the lien of its Mortgage and Deed of Trust which secures first mortgage bonds issued by SWL&P. Substantially all of SSU's properties used in the operation of its respective water businesses are encumbered by mortgages. Approximately one-half of BNI Coal's equipment is leased under a leveraged lease agreement which expires in 2002. The remaining property and equipment are owned by BNI Coal. The MAPP membership consists of various entities located in North Dakota, South Dakota, eastern Montana, Nebraska, Iowa, Minnesota, western Wisconsin, upper Michigan, Manitoba and Saskatchewan. These entities are investor-owned utilities including the Company, rural electric generation and transmission cooperatives, public power districts, municipal electric systems, municipal organizations, and the Western Area Power Administration Billings, Montana. MAPP operates pursuant to an agreement, dated March 31, 1972, as amended, among its members. This agreement provides for the members to coordinate the installation and operation of generating plants and transmission line facilities. The MAPP membership is in the process of reorganizing. (See Item 1. Electric Operations - Competition - Regional.) Manitoba Hydro has export licenses from the National Energy Board in Calgary until November 1, 2005, to export up to 16.7 billion kilowatt-hours a year of energy and short-term firm hydroelectric power to other Canadian utilities and four utility companies in the United States, including the Company. Manitoba Hydro presently exports approximately 12 billion kilowatt-hours a year. When it is available and economical, the Company purchases energy and power from Manitoba Hydro that can be delivered through Minnesota Power's transmission lines. For information with respect to the properties of the Company's water operations see Part 1. Business - Water Operations. -26- The following table sets forth the 19 auto auctions currently owned or leased by ADESA. Each auction has a multi-lane, drive-through auction facility, as well as additional buildings for reconditioning, registration, maintenance, body work and other ancillary and administrative services. Each auction also has secure parking areas in which it stores vehicles for auction. All automobile auction property owned by ADESA is subject to liens securing various notes payable. Year Property No. Operations Owned or Acreage Auction ADESA Auction Locations Commenced Leased Total In Use Lanes - ----------------------- ---------- -------- ----- ------ ------- United States Austin, Texas 1990 Leased 70 20 6 Birmingham, Alabama 1987 Owned 148 100 10 Buffalo, New York 1992 Owned 133 70 8 Charlotte, North Carolina 1994 Leased 56 40 8 Cincinnati-Dayton, Ohio 1986 Owned 60 40 5 Cleveland, Ohio 1994 Leased 40 40 6 Concord, Massachusetts 1947 Owned 60 60 5 Framingham, Massachusetts 1995 Leased 168 148 12 Indianapolis, Indiana 1983 Owned 70 70 8 Jacksonville, Florida 1996 Owned 90 40 6 Knoxville, Tennessee 1984 Leased 60 60 6 Lexington, Kentucky 1982 Owned 35 20 6 Memphis, Tennessee 1990 Owned 155 85 6 Miami, Florida 1994 Leased 28 28 6 Newark, New Jersey 1996 Owned 203 180 8 Sarasota/Bradenton, Florida 1990 Owned 15 15 6 Canada Montreal, Quebec 1974 Owned 70 70 6 Ottawa, Ontario 1990 Owned 65 45 5 Halifax, Nova Scotia 1993 Leased 10 10 2 The auction facilities located in Charlotte, North Carolina, Framingham, Massachusetts and Knoxville, Tennessee are leased from an unrelated third party. The leases have five year terms ending on April 1, 2000 and no renewal options. At the beginning of the fourth year of the leases, ADESA has the option to purchase the leased facilities for an aggregate of $26.5 million. In the event that ADESA does not exercise its option to purchase, it is required to guarantee any deficiency in sale proceeds the lessor realizes in disposing of the leased properties should the proceeds be less than $25,705,000. ADESA is entitled to receive any excess sales proceeds over the option price. ADESA has guaranteed the payment of principal and interest on an aggregate of $25,705,000 of the lessor's 9.82% mortgage notes payable, due August 1, 2000. ADESA's other leased auction facilities are leased pursuant to lease agreements with terms expiring through March 1, 1999. Item 3. Legal Proceedings. Material legal and regulatory proceedings are included in the discussion of the Company's business in Item 1 and are incorporated by reference herein. Item 4. Submission of Matters to a Vote of Security Holders. No matters were submitted to a vote of security holders during the fourth quarter of 1995. -27- PART II Item 5. Market for the Registrant's Common Equity and Related Stockholder Matters. The Company has paid dividends without interruption on its common stock since 1948. A quarterly dividend of $.51 per share on the common stock was paid on March 1, 1996, to the holders of record on February 15, 1996. The Company's common stock is listed on The New York Stock Exchange. Dividends paid per share and the high and low prices for the Company's common stock for the periods indicated as reported by The Wall Street Journal, Midwest Edition, were as follows: Dividends Price Range Paid Per Share Quarter High Low Quarterly Annual ------- ---- --- --------- ------ 1995 - First $ 26 3/8 $ 24 1/4 $ .51 - Second 28 25 1/4 .51 - Third 28 1/8 26 3/8 .51 - Fourth 29 1/4 27 1/2 .51 $2.04 1994 - First $ 33 $ 28 $ .505 - Second 30 1/8 25 .505 - Third 28 1/8 25 .505 - Fourth 26 5/8 24 3/4 .505 $2.02 The amount and timing of dividends payable on the Company's common stock are within the sole discretion of the Company's Board of Directors. In 1995 the Company paid out 94 percent of its per share earnings in dividends. Over the longer term, the Company's goal is to reduce dividend payout to between 75 percent and 80 percent of per share earnings. This is expected to be accomplished by increasing earnings rather than reducing dividends. The Company's Articles of Incorporation, Mortgage and Deed of Trust and preferred stock purchase agreements contain provisions which under certain circumstances would restrict the payment of common stock dividends. As of December 31, 1995, no retained earnings were restricted as a result of these provisions. At March 1, 1996, there were 25,975 common stock shareholders of record. -28- Item 6. Selected Financial Data.
1995 1994 1993 1992 1991 ---------- ---------- ---------- ---------- ------- In thousands except per share amounts Operating Revenue and Income $ 672,917 $ 582,167 $ 582,495 $ 575,503 $ 587,489 Income (Loss) Continuing Operations $ 61,857 $ 59,465 $ 64,374 $67,821 $ 70,854 Discontinued Operations 2,848 1,868 (1,753) 636 4,627 -------- -------- -------- ------- -------- Before Extraordinary Item 64,705 61,333 62,621 68,457 75,481 Extraordinary Gain - - - 4,831 - -------- -------- -------- ------- -------- Net Income $ 64,705 $ 61,333 $ 62,621 $73,288 $ 75,481 Earnings Per Share Continuing Operations $ 2.06 $ 1.99 $ 2.27 $2.29 $2.31 Discontinued Operations .10 .07 (.07) .02 .15 ------ ------ ----- ------ ----- Before Extraordinary Item 2.16 2.06 2.20 2.31 2.46 Extraordinary Item - - - 0.16 - ----- ------ ------ ------ ------ Total $ 2.16 $ 2.06 $ 2.20 $2.47 $2.46 Dividends Per Share $ 2.04 $ 2.02 $ 1.98 $1.94 $1.90 Total Assets $1,947,625 $1,807,798 $1,760,526 $1,625,504 $1,586,519 Long-Term Debt $ 639,548 $ 601,317 $ 611,144 $ 541,960 $ 533,989 Redeemable Preferred Stock $ 20,000 $ 20,000 $ 20,000 $21,000 $ 24,000
Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations. The management's discussion and analysis of financial condition and results of operations appearing on pages 14 through 20 of the Minnesota Power 1995 Annual Report are incorporated by reference in this Form 10-K Annual Report. On March 20, 1996, MP&L Capital I, a Delaware statutory business trust, all of the common interests of which are owned by the Company, issued 3,000,000 shares of 8.05% Cumulative Quarterly Income Preferred Securities. The net proceeds of $72.6 million were used to purchase Junior Subordinated Debentures of the Company. The proceeds of such purchase will be applied by the Company for general corporate purposes, which may include the acquisition of outstanding securities of the Company. Item 8. Financial Statements and Supplementary Data. The financial statements, together with the report thereon of Price Waterhouse LLP dated January 22, 1996 appearing on pages 21 through 39 of the Minnesota Power 1995 Annual Report, are incorporated by reference in this Form 10-K Annual Report. -29- [Logo] Ernst & Young LLP One Indiana Square Phone: 317 681-7000 Suite 3400 Fax: 317 681-7216 Indianapolis, Indiana 46204-2094 Report of Independent Auditors The Board of Directors and Shareholders ADESA Corporation We have audited the consolidated balance sheet of ADESA Corporation, an 80% owned subsidiary of Minnesota Power & Light Company (MPL), as of December 31, 1995, and the related consolidated statements of income, shareholders' equity, and cash flows for the period from July 1, 1995 (date of acquisition by MPL) to December 31, 1995 (not presented separately herein). These financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on these financial statements based on our audit. We conducted our audit in accordance with generally accepted auditing standards. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion. In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the consolidated financial position of ADESA Corporation at December 31, 1995, and the consolidated results of its operations and its cash flows for the period from July 1, 1995 to December 31, 1995, in conformity with generally accepted accounting principles. ERNST & YOUNG LLP January 17, 1996, except for Note 13, as to which the date is January 19, 1996 Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure. None. -30- PART III Item 10. Directors and Executive Officers of the Registrant. The information required for this Item is incorporated by reference herein from the "Election of Directors" section in the Company's Proxy Statement for the 1996 Annual Meeting of Shareholders, except for information with respect to executive officers which is set forth in Part I hereof. Item 11. Executive Compensation. The information required for this Item is incorporated by reference herein from the "Compensation of Executive Officers" section in the Company's Proxy Statement for the 1996 Annual Meeting of Shareholders. Item 12. Security Ownership of Certain Beneficial Owners and Management. The information required for this Item is incorporated by reference herein from the "Security Ownership of Certain Beneficial Owners and Management" section in the Company's Proxy Statement for the 1996 Annual Meeting of Shareholders, except that the information presented in the table on page 3 of the Proxy Statement is revised with respect to the number of shares of common stock of the Company beneficially owned as of March 15, 1996, by directors, nominees for director, and executive officers as follows:
Name of Name of Beneficial Owner Shares* Beneficial Owner Shares* - ------------------------ ------ ------------------ ------ Merrill K. Cragun 3,200 Charles A. Russell 7,264 Dennis E. Evans 5,400 Edwin L. Russell 16,557 D. Michael Hockett 0 Arend J. Sandbulte 31,055 Sr. Kathleen Hofer 0 Nick Smith 1,225 Peter J. Johnson 3,840 Bruce W. Stender 1,461 Jack R. Kelly, Jr 1,500 Donald C. Wegmiller 2,891 George L. Mayer 1,000 Donnie R. Crandell 2,373 Paula F. McQueen 2,200 Robert D. Edwards 10,035 Robert S. Nickoloff 6,926 David G. Gartzke 4,734 Jack I. Rajala 8,260 Jack R. McDonald 10,219 Directors and Executive Officers as a Group (26 in Group) 144,659 - ------------------------------------------------------------------------------- * Each director, nominee for director, and executive officer owns only a fraction of 1 percent of any class of Company stock and all directors and executive officers as a group also own less than 1 percent of any class. - -------------------------------------------------------------------------------- Mr. Hockett, Director of Minnesota Power and Chairman and CEO of ADESA, holds a 15 percent ownership interest in ADESA, which links his financial interest with that of the Company. Consistent with her vows as a member of the Benedictine Order, Sr. Kathleen Hofer owns no stock of the Company. Voting and investment power for all shares is shared with his spouse. Includes 16,209 shares for which voting and investment power is shared with his spouse and 348 shares owned as custodian for his children. Includes 3,634 shares for which voting and investment power is shared with his spouse. Includes 505 shares owned by his spouse. Includes 2,420 shares owned by his spouse.
-31- Item 13. Certain Relationships and Related Transactions. The information required for this Item is incorporated by reference herein from the "Certain Relationships and Related Transactions" section in the Company's Proxy Statement for the 1996 Annual Meeting of Shareholders. PART IV Item 14. Exhibits, Financial Statement Schedules and Reports on Form 8-K. (a) Certain Documents Filed as Part of Form 10-K. (1) Financial Statements Pages in Annual Report* -------------- Minnesota Power Report of Independent Accountants 21 Consolidated Balance Sheet at December 31, 1995 and 1994 22 For the three years ended December 31, 1995 Consolidated Statement of Income 23 Consolidated Statement of Retained Earnings 23 Consolidated Statement of Cash Flows 24 Notes to Consolidated Financial Statements 25-39 - --------------------- * Incorporated by reference herein from the Minnesota Power 1995 Annual Report. Page ---- (2) Financial Statement Schedules Report of Independent Accountants on Financial Statement Schedule 37 Minnesota Power and Subsidiaries Schedule: II-Valuation and Qualifying Accounts and Reserves 38 All other schedules have been omitted either because the information is not required to be reported by the Company or because the information is included in the consolidated financial statements or the notes thereto. -32- (3) Exhibits including those incorporated by reference Exhibit Number - ------- *2 - Agreement and Plan of Merger by and among Minnesota Power & Light Company, AC Acquisition Sub, Inc., ADESA Corporation and Certain ADESA Management Shareholders dated February 23, 1995 (filed as Exhibit 2 to Form 8-K dated March 3, 1995, File No. 1-3548). *3(a)1 - Articles of Incorporation, restated as of July 27, 1988 (filed as Exhibit 3(a), File No. 33-24936). *3(a)2 - Certificate Fixing Terms of Serial Preferred Stock A, $7.125 Series (filed as Exhibit 3(a)2, File No. 33-50143). *3(a)3 - Certificate Fixing Terms of Serial Preferred Stock A, $6.70 Series (filed as Exhibit 3(a)3, File No. 33-50143). *3(b) - Bylaws as amended January 23, 1991 (filed as Exhibit 3(b), File No. 33-45549). *4(a)1 - Mortgage and Deed of Trust, dated as of September 1, 1945, between the Company and Irving Trust Company (now The Bank of New York) and Richard H. West (W.T. Cunningham, successor), Trustees (filed as Exhibit 7(c), File No. 2-5865). *4(a)2 - Supplemental Indentures to Mortgage and Deed of Trust: Reference Number Dated as of File Exhibit ------ ----------- ---- ------- First March 1, 1949 2-7826 7(b) Second July 1, 1951 2-9036 7(c) Third March 1, 1957 2-13075 2(c) Fourth January 1, 1968 2-27794 2(c) Fifth April 1, 1971 2-39537 2(c) Sixth August 1, 1975 2-54116 2(c) Seventh September 1, 1976 2-57014 2(c) Eighth September 1, 1977 2-59690 2(c) Ninth April 1, 1978 2-60866 2(c) Tenth August 1, 1978 2-62852 2(d)2 Eleventh December 1, 1982 2-56649 4(a)3 Twelfth April 1, 1987 33-30224 4(a)3 Thirteenth March 1, 1992 33-47438 4(b) Fourteenth June 1, 1992 33-55240 4(b) Fifteenth July 1, 1992 33-55240 4(c) Sixteenth July 1, 1992 33-55240 4(d) Seventeenth February 1, 1993 33-50143 4(b) Eighteenth July 1, 1993 33-50143 4(c) -33- Exhibit Number - ------- *4(b) - Mortgage and Deed of Trust, dated as of March 1, 1943, between Superior Water, Light and Power Company and Chemical Bank & Trust Company (Chemical Bank, successor) and Howard B. Smith (Steven F. Lasher, successor), as Trustees (filed as Exhibit 7(c), File No. 2-8668), as supplemented and modified by First Supplemental Indenture thereto dated as of March 1, 1951 (filed as Exhibit 2(d)(1), File No. 2-59690), Second Supplemental Indenture thereto dated as of March 1, 1962 (filed as Exhibit 2(d)1, File No. 2-27794), Third Supplemental Indenture thereto dated July 1, 1976 (filed as Exhibit 2(e)1, File No. 2-57478), Fourth Supplemental Indenture thereto dated as of March 1, 1985 (filed as Exhibit 4(b), File No. 2-78641) and Fifth Supplemental Indenture thereto dated as of December 1, 1992 (filed as Exhibit 4(b)1 to Form 10-K for the year ended December 31, 1992, File No. 1-3548). *4(c) - Indenture, dated as of March 1, 1993, between Southern States Utilities, Inc. and Nationsbank of Georgia, National Association, as Trustee (filed as Exhibit 4(d) to Form 10-K for the year ended December 31, 1992, File No. 1-3548). +10(a) - Minnesota Power Executive Annual Incentive Plan, effective January 1, 1996. +10(b) - Minnesota Power and Affiliated Companies Supplemental Executive Retirement Plan, as amended and restated, effective August 1, 1994. +*10(c) - Executive Investment Plan-I, as amended and restated, effective November 1, 1988 (filed as Exhibit 10(c) to Form 10-K for the year ended December 31, 1988, File No. 1-3548). +*10(d) - Executive Investment Plan-II, as amended and restated, effective November 1, 1988 (filed as Exhibit 10(d) to Form 10-K for the year ended December 31, 1988, File No. 1-3548). +*10(e) - Executive Long-Term Incentive Plan, as amended and restated, effective January 1, 1994. +*10(f) - Directors' Long-Term Incentive Plan, as amended and restated, effective January 1, 1994. +*10(g) - Deferred Compensation Trust Agreement, as amended and restated, effective January 1, 1989 (filed as Exhibit 10(f) to Form 10-K for the year ended December 31, 1988, File No. 1-3548). +*10(h) - Minnesota Power Director Stock Plan, effective January 1, 1995 (filed as Exhibit 10 to Form 10-Q for the quarter ended March 31, 1995, File No. 1-3548). 10(i) - Asset Holdings III, L.P. Note Purchase Agreement, dated as of November 22, 1994. -34- Exhibit Number - ------- 10(j) - Lease and Development Agreement, dated as of November 28, 1994 between Asset Holdings III, L.P., as Lessor and A.D.E. of Knoxville, Inc., as Lessee. 10(k) - Lease and Development Agreement, dated as of November 28, 1994 between Asset Holdings III, L.P., as Lessor and ADESA-Charlotte, Inc., as Lessee. 10(l) - Lease and Development Agreement, dated as of December 21, 1994 between Asset Holdings III, L.P., as Lessor and Auto Dealers Exchange of Concord, Inc., as Lessee. 10(m) - Guaranty and Purchase Option Agreement between Asset Holdings III, L.P. and ADESA Corporation, dated as of November 28, 1994. 10(n) - Fourth Amended and Restated Credit Agreement, dated July 28, 1995. 10(o) - First Amendment to the Fourth Amended and Restated Credit Agreement, dated January 18, 1996. +10(p) - Employment Agreement dated May 8, 1995 between Edwin L. Russell and Minnesota Power. +10(q) - Employment Agreement dated May 1, 1995 between Robert D. Edwards and Minnesota Power. +10(r) - Employment Agreement dated February 23, 1995 between D. Michael Hockett and Minnesota Power. +10(s) - Employment Agreement dated May 1, 1995 between David G. Gartzke and Minnesota Power. +10(t) - Employment Agreement dated February 23, 1995 between Larry S. Wechter and Minnesota Power. +10(u) - Employment Agreement dated December 11, 1995 between Jack R. McDonald and Minnesota Power. +10(v) - Put and Call Agreement dated February 23, 1995 between Minnesota Power, ADESA and D. Michael Hockett, Larry S. Wechter, David H. Hill, Jerry Williams, and John E. Fuller. +10(w) - Stock Purchase Agreement dated February 23, 1995 between ADESA and D. Michael Hockett. +10(x) - Stock Purchase Agreement dated February 23, 1995 between ADESA and Larry S. Wechter. -35- Exhibit Number - ------- 12 - Computation of Ratios of Earnings to Fixed Charges and Supplemental Ratios of Earnings to Fixed Charges. 13 - Minnesota Power 1995 Annual Report - Management's Discussion and Analysis of Financial Condition and Results of Operations, and the Company's financial statements listed in Item 14 (a)(1) of this report. *21 - Subsidiaries of the Registrant (reference is made to the Company's Form U-3A-2 for the year ended December 31, 1995, File No. 69-78). 23(a) - Consent of Independent Accountants. 23(b) - Consent of Independent Auditors. 23(c) - Consent of General Counsel. *27 - Financial Data Schedule (filed as Exhibit 27 to Form 8-K dated February 16, 1996, File No. 1-3548). - --------------------------- * Incorporated herein by reference as indicated. + Management contract or compensatory plan or arrangement required to be filed as an exhibit to this report pursuant to Item 14(c) of Form 10-K. (b) Reports on Form 8-K Report on Form 8-K dated and filed on January 8, 1996, with respect to Item 5. Other Events. Report on Form 8-K dated and filed on February 16, 1996, with respect to Item 7. Financial Statements and Exhibits. Report on Form 8-K dated and filed on March 11, 1996, with respect to Item 5. Other Events. -36- Report of Independent Accountants on Financial Statement Schedule To the Board of Directors of Minnesota Power Our audits of the consolidated financial statements referred to in our report dated January 22, 1996, appearing on page 21 of the 1995 Annual Report to Shareholders of Minnesota Power (which report and consolidated financial statements are incorporated by reference in this Annual Report on Form 10-K) also included an audit of the Financial Statement Schedule listed in Item 14(a) of this Form 10-K. In our opinion, the Financial Statement Schedule presents fairly, in all material respects, the information set forth therein when read in conjunction with the related consolidated financial statements. We did not audit the Financial Statements of ADESA Corporation, an 80% owned subsidiary acquired July 1, 1995, which statements reflect an allowance for estimated uncollectible trade accounts receivable of $2,418,000 at December 31, 1995 and a provision for bad debts of $2,353,000 charged to income for the six months then ended. Those statements were audited by other auditors whose report thereon has been furnished to us, and our opinion expressed herein, insofar as it relates to the amounts included for ADESA Corporation, is based solely on the report of the other auditors. Price Waterhouse LLP Minneapolis, Minnesota January 22, 1996 -37- Schedule II Minnesota Power and Subsidiaries Valuation and Qualifying Accounts and Reserves For the Years Ended December 31, 1995, 1994 and 1993 In thousands
Balance at Additions Deductions Balance at Beginning Charged Other from End of of Year to Income Changes Reserves Period - ---------------------------------------------------------------------------------------------------------------------- Reserve deducted from related assets Provision for uncollectible accounts 1995 Trade accounts receivable $ 1,041 $ 3,004 $ 1,453 $ 2,173 $ 3,325 Other accounts receivable 2,773 186 - 1,807 1,152 1994 Trade accounts receivable 1,565 722 116 1,362 1,041 Other accounts receivable 1,135 1,845 - 207 2,773 1993 Trade accounts receivable 1,538 492 151 616 1,565 Other accounts receivable 1,490 494 - 849 1,135 Deferred asset valuation allowance 1995 Deferred tax assets 26,878 (17,935) - - 8,943 1994 Deferred tax assets 31,475 - (4,597) - 26,878 1993 Deferred tax assets - - 31,475 - 31,475 - -------------------------- Provision for uncollectible accounts includes bad debts written off. The deferred tax asset valuation allowance was reduced by $18.4 million based on the results of a project which analyzed the economic feasibility of realizing future tax benefits available to the Company. (See Note 14.)
-38- SIGNATURES Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized. MINNESOTA POWER & LIGHT COMPANY (Registrant) Dated: March 28, 1996 By EDWIN L. RUSSELL --------------------------------- Edwin L. Russell President and Chief Executive Officer Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated. Signature Title Date --------- ----- ---- EDWIN L. RUSSELL President, March 28, 1996 - ------------------------------ Chief Executive Officer Edwin L. Russell and Director D.G. GARTZKE Senior Vice President- March 28, 1996 - ------------------------------ Finance and D.G. Gartzke Chief Financial Officer MARK A. SCHOBER Corporate Controller March 28, 1996 - ------------------------------ Mark A. Schober -39- Signature Title Date --------- ----- ---- MERRILL K. CRAGUN Director March 28, 1996 - ------------------------------ Merrill K. Cragun DENNIS E. EVANS Director March 28, 1996 - ------------------------------ Dennis E. Evans SISTER KATHLEEN HOFER Director March 28, 1996 - ------------------------------ Sister Kathleen Hofer D. MICHAEL HOCKETT Director March 28, 1996 - ------------------------------ D. Michael Hockett PETER J. JOHNSON Director March 28, 1996 - ------------------------------ Peter J. Johnson JACK R. KELLY, JR. Director March 28, 1996 - ------------------------------ Jack R. Kelly, Jr. PAULA F. MCQUEEN Director March 28, 1996 - ------------------------------ Paula F. McQueen ROBERT S. NICKOLOFF Director March 28, 1996 - ------------------------------ Robert S. Nickoloff JACK I. RAJALA Director March 28, 1996 - ------------------------------ Jack I. Rajala CHARLES A. RUSSELL Director March 28, 1996 - ------------------------------ Charles A. Russell AREND J. SANDBULTE Chairman and Director March 28, 1996 - ------------------------------ Arend J. Sandbulte NICK SMITH Director March 28, 1996 - ------------------------------ Nick Smith BRUCE W. STENDER Director March 28, 1996 - ------------------------------ Bruce W. Stender DONALD C. WEGMILLER Director March 28, 1996 - ------------------------------ Donald C. Wegmiller -40-
 
                                                                 Exhibit 10(a)



                              MINNESOTA POWER

                      EXECUTIVE ANNUAL INCENTIVE PLAN


                             Effective 01/01/96










                             MINNESOTA POWER
                     EXECUTIVE ANNUAL INCENTIVE PLAN


Article 1.  Establishment and Purpose

      1.1   Establishment  of the Plan.  Minnesota  Power & Light  Company,  a
Minnesota  Corporation (the "Company"),  hereby  establishes an annual incentive
compensation plan (the "Plan"),  as set forth in this document.  The Plan allows
for  annual  cash  payments  to  Participants  based  on  the  Company's  annual
performance relative to both financial and nonfinancial goals.

      The Plan shall be  effective  as of  January  1, 1996 and shall  remain in
effect until superseded by a new plan, as approved by the Board of Directors.

      1.2   Purpose of the Plan. The purpose of the Plan is to motivate Eligible
Employees to work toward improved annual performance in two areas:

      - Financial health of the Participant's business unit (financial)
      - Business unit operations (nonfinancial)

      The Plan is  further  intended  to assist the  Company  in its  ability to
attract and retain the services of Participants upon whom the successful conduct
of its operations is largely dependent.


Article 2.  Definitions

      Whenever used in the Plan, the following terms shall have the meanings set
forth below and, when such meaning is intended,  the initial  letter of the word
is capitalized:

      2.1   "Award"  means the payment made to the Participant based on Business
Unit financial and nonfinancial performance.

      2.2   "Business  Unit"  means any  subsidiary  or division  of the Company
labeled as a business unit for the purposes of the Plan.

      2.3   "Change in Control" of the Company shall be deemed to have occurred 
as of the first day that any one or more of the following  conditions shall have
been satisfied:

      (a)   the dissolution of the Company;



      (b)   a reorganization, merger or consolidation of the Company with one or
more  unrelated  corporations,  as a result  of  which  the  Company  is not the
surviving corporation;

      (c)   the sale,  exchange, transfer or other disposition of shares of the
common  stock of the  Company  (or shares of the stock of any  person  that is a
shareholder of the Company) in one or more transaction, related or unrelated, to
one  or  more  persons  unrelated  to  the  Company  if,  as a  result  of  such
transactions,  any  person (or any  person  and its  affiliates)  owns more than
twenty  percent  of the  voting  power of the  outstanding  common  stock of the
Company; or

      (d)   the sale of all or substantially all the assets of the Company.

      2.4   "Code" means the Internal Revenue Code of 1986, as amended from time
to time.

      2.5   "Committee" means the Executive Compensation Committee, appointed by
the Board of Directors to administer the Plan.

      2.6   "Disability"  shall  have the  meaning  ascribed  to such term under
Section 22(e)(3) of the Code.

      2.7   "Eligible Employee" means an employee who is eligible to participate
in the Plan,  as approved by the  Committee.  

      2.8   "Participant"  means an employee who has received an Award under the
Plan.

      2.9   "Performance  Year"  shall mean the  period  from  January 1 through
December 31 of any given year upon which the next Award payout is based.

      2.10  "Proration"  means an award calculation that accounts for time spent
in a position  or  Business  Unit,  based on the number of whole  months  spent,
counting a whole month in the calculation if the Participant was in the position
or Business Unit as of the 15th of the month or after.

      2.11  "Retirement"  shall have the  meaning  ascribed  to such term in the
tax-qualified defined benefit pension plan maintained by the Company.


      2.12  "Target  Award"  means the  percent  of base  salary  set out at the
beginning of the  Performance  Year,  a  percentage  of which is earned based on
performance.

                                     2



Article 3.  Administration

      3.1   The  Committee.  The  Plan  shall  be  administered by the Executive
Compensation Committee of the Board.

      3.2   Authority of the Committee. The Committee shall have full power to

      - determine the size of Awards under the Plan;
      - determine the terms and conditions under which Awards will be 
        made;
      - to interpret the Plan as it deems appropriate;  
      - to establish, amend or waive rules relating to the administration 
        of the Plan; 
      - delegate its authority as it deems appropriate.

      3.3   Costs. The Company shall pay all costs of administration of the 
Plan.

Article 4.  Funding

      4.1   Required Funding.  The required funding for Awards under the Plan 
will be  determined  before the start of each  Performance  Year by summing  the
Target Awards of the Participants.

      4.2   Adjustments.  As soon as practical after the end of the  Performance
Year,  Awards  will be  calculated  and the funded  Award pool will be  adjusted
accordingly.  If the sum total of actual Awards is greater than the sum total of
Target Awards,  the difference will be paid out of the additional Company profit
generated by the results causing the higher payout.


Article 5.  Eligibility and Participation

      5.1   Eligibility. Persons eligible to participate in the Plan include all
officers and key employees of the Company and its Business  Units, as determined
by the Business Unit heads and approved by the  Committee,  including  employees
who are members of the Board.

                                   3


      5.2   Actual Participation.  As performance warrants, all Eligible
Employees will receive  awards under the Plan. The Committee  reserves the right
to select from all Eligible  Employees,  an employee or  employees  who will not
receive awards under the Plan.

Article 6.  Performance Measurement

      6.1   Financial  Measures  Employed.  Within  90 days of the  start of the
Performance  Year, the Committee shall approve  financial  performance goals for
each Business Unit, such as the following:

      (a)   return on gross investment (ROGI)
      (b)   free cash flow
      (c)   revenue growth
      (d)   earnings before interest, taxes, depreciation, amortization and 
leases                  (EBITDAL)
      (e)   earnings per share (EPS)

      6.2   Nonfinancial  Measures Employed.  Within 90 days of the start of the
Performance  Year, the Committee  will approve  nonfinancial  performance  goals
based on strategic objectives for each Business Unit.


Article 7.  Award Determination

      7.1   Award Calculation.  As soon  as  possible  after  the  close  of the
Performance  Year, based on audited  financial  statements (for financial goals)
and other records (for nonfinancial  goals),  each Participant's  award shall be
calculated.

      7.2   Payout. As soon as is practical after the award calculation,  actual
payouts shall be made to Participants.
                 


Article 8.  Other Awards

      The  Committee  shall have the right to make other  Awards  which it deems
appropriate based on outstanding  individual or team performance.  The Committee
may grant  shares  of the  Company's  common  stock in lieu of cash from time to
time.

                                   4


Article 9.  Beneficiary Designation

      Each  Participant  under  the Plan may  name any  beneficiary  to whom any
benefit  under the Plan is to be paid in case of his or her  death  before he or
she receives any or all of such benefit.  Each such designation shall revoke all
prior designations by the same Participant, shall be in a form prescribed by the
Committee,  and will be effective only when filed by the  Participant in writing
with the Committee during the Participant's lifetime. In the absence of any such
designation,  benefits remaining unpaid at the Participant's death shall be paid
to the Participant's estate.


Article 10.  Deferrals

      The Committee may permit a Participant to defer such Participant's receipt
of the  payment  of cash due to the  Participant  based on  satisfaction  of the
financial and  nonfinancial  goals. If any such deferral  election is permitted,
the Committee shall, in its sole discretion,  establish rules and procedures for
such payment deferrals.


Article 11.  New Hires

      Eligible new employees may  participate  in the Plan.  The Award paid will
reflect a Prorated  adjustment  based upon the number of months  employed during
the Performance Year.


Article 12.  Transfers

      Transferred employees are eligible to earn a Prorated Award based on a sum
of (i) the performance of the first Business Unit and Prorated for the number of
months  spent in the  Business  Unit  during the  Performance  Year and (ii) the
performance of the Business Unit to which the  Participant  is  transferred  and
Prorated  for the number of months  spent in the  Business  Unit,  assuming  the
employee is eligible based on position level in both Business Units.

                                   5


Article 13.  Promotions

      Promoted employees are eligible to earn a Prorated Award based on a sum of
(i) the award that would have been earned under the first position  Prorated for
the number of months spent in the position during the Performance  Year and (ii)
the award earned under the new position  Prorated for the number of months spent
in the position,  assuming the employee is eligible  based on position  level in
both positions.


Article 14.  Retirement or Disability

      In the case of Retirement or Disability,  the  Participant  will receive a
Prorated  Award based on the number of months spent in the employ of the Company
during the Performance Year.


Article 15.  Death

      Prorated   Awards  earned  based  on  the  number  of  months  during  the
Performance  Year spent in the employ of the Company until death will be paid to
the   Participant's   beneficiary  or,  if  no  beneficiary  is  named,  to  the
Participant's estate.


Article 16.  Termination

      Termination other than for retirement, disability or death before December
31 of any Performance Year results in forfeiture of any Award.


Article 17.  Rights of Employees

      17.1   Employment.  Nothing in the Plan shall interfere with or limit in
any way the right of the Company to terminate  any  Participant's  employment at
any time, for any reason or for no reason in the Company's sole discretion,  nor
confer upon any Participant any right to continue in the employ of the Company.

      17.2   Participation. No  employee  shall have the right to be selected to
receive an Award under the Plan, or, having been so selected,  to be selected to
receive a future Award.

                                   6


Article 18.  Change-in-Control

      Upon the  occurrence of a  Change-in-Control,  as defined  herein,  Awards
under  the Plan will be  calculated  as if the end of the  Performance  Year had
occurred, based on the Company's performance to date.


Article 19.  Withholding

      The Company  shall have the power and the right to deduct or withhold,  or
require a Participant to remit to the Company,  an amount  sufficient to satisfy
federal,  state and local taxes  (including the  Participant's  FICA obligation)
required by law to be withheld with respect to an Award made under the Plan.



                                               MINNESOTA POWER


                                               By  E.L. Russell
                                                  -----------------------------
                                                   Its Chief Executive Officer

Attest:


By  James A. Roberts
   ------------------------------------
    Vice President, Corporate Relations


                                   7

                                                                  Exhibit 10(b)








                    MINNESOTA POWER AND AFFILIATED COMPANIES


                    SUPPLEMENTAL EXECUTIVE RETIREMENT PLAN



                         (As Amended and Restated
                          Effective August 1, 1994)








                                TABLE OF CONTENTS


                                                                           Page

SECTION 1.            ESTABLISHMENT AND PURPOSE..............................1

        1.1           Establishment of Plan..................................1
        1.2           Purpose of the Plan....................................2

SECTION 2.            DEFINITIONS............................................3

        2.1           Definitions............................................3
        2.2           Gender and Number......................................4

SECTION 3.            ELIGIBILITY AND PARTICIPATION..........................4

        3.1           Eligibility............................................4
        3.2           Participation..........................................5

SECTION 4.            BENEFITS...............................................5

        4.1           Amount of Deferred Compensation........................5
        4.2           Allocation of Deferred Compensation...................10
        4.3           Elections for Payment Options.........................10
        4.4           Normal Form of Payment of Benefits....................12
        4.5           Maintenance of Accounts...............................12
        4.6           Payment of Amount Credited
                      Under Section 4.1(b)..................................14
        4.7           Payment of Unpaid Benefits
                      Upon Participant's Death..............................14
        4.8           Distribution Upon Termination
                      Other Than Retirement, Death or Disability............14
        4.9           Distribution Upon Disability..........................15

SECTION 5.            ADMINISTRATION........................................15

        5.1           Committee.............................................15
        5.2           Uniform Rules.........................................16
        5.3           Notice of Address.....................................16
        5.4           Records...............................................16
        5.5           Claims Procedure......................................16
        5.6           Change of Law.........................................17
        5.7           Generation-Skipping Tax...............................17

                                       i



                                                                           Page
SECTION 6.            GENERAL PROVISIONS....................................18

        6.1           Nonassignability......................................18
        6.2           Incompetency..........................................18
        6.3           Employment Rights.....................................18
        6.4           No Individual Liability...............................19
        6.5           Illegality of Particular Provision....................19
        6.6           Contractual Obligations...............................19

SECTION 7.            AMENDMENT AND TERMINATION.............................19

        7.1           Amendment and Termination.............................19
        7.2           Reorganization of the Company.........................19

SECTION 8.            APPLICABLE LAWS.......................................20

        8.1           Applicable Laws ......................................20


                                       ii



                    MINNESOTA POWER AND AFFILIATED COMPANIES
                     SUPPLEMENTAL EXECUTIVE RETIREMENT PLAN
                            (As Amended and Restated
                            Effective August 1, 1994)



                      SECTION 1. ESTABLISHMENT AND PURPOSE

         1.1  Establishment  of  Plan.  MINNESOTA  POWER  & LIGHT  COMPANY  (the
"Company" and also sometimes  "Minnesota  Power")  established,  effective as of
July 1, 1980, a  Supplemental  Retirement  Plan for eligible  executives  of the
Company,  such Plan to be known as the  SUPPLEMENTAL  EXECUTIVE  RETIREMENT PLAN
(THE "PLAN").  The Plan was established in order to provide supplemental current
or retirement  benefits  payable as provided  hereafter  solely from the general
assets of the Company. The Plan is intended to be exempt from the participation,
vesting,  funding,  and  fiduciary  requirements  of  Title  1 of  the  Employee
Retirement  Income  Security Act of 1974.  Effective as of January 1, 1981,  the
Plan was amended to include compensation attributable to the Company's Incentive
Compensation  Plan in  determining  benefits  under this Plan.  Effective  as of
January 1, 1982,  the plan was  amended to change the manner in which  Incentive
Awards are accounted for when  determining  benefits payable at retirement under
Section  4.1.  Effective  December  1, 1982,  the Plan was amended to change the
deferral and cash payment  options of the Plan.  The Plan was amended  including
revisions through and including May 10, 1983, and restated in its entirety as of
January 1, 1983. The revisions included a provision to provide benefits that are
above the limitations under section 415 of the Internal Revenue Code.  Effective
January 1, 1984,  the Plan was amended to provide for a  predetermined  interest
rate of 10.5% to be used in  determining  the value of  certain  benefits  under
Subsection 4.1(b) (1). Effective January 1, 1987 the Plan was amended to provide
for two additional  investment choices for monies deferred under the Plan and to
make other minor  changes to the Plan.  Effective  August 1, 1987,  the Plan has
been  amended to provide for a fixed rate of return of 8% under  Section  4.4(a)
for  deferral  elections  made after that date  rather than a return that is the
greater of 10.5% or the Company's actual overall  percentage  return on capital,
and to make a minor change in

                                      -1-


the Plan name. Effective May 1, 1988 the Plan was amended so that benefits under
Subsection 4.1(c) and (d) are available only to active participants who were age
60 or older as of said  date.  Effective  November  1,  1988,  the Plan has been
amended to make revisions in certain discretions available to the Company and to
eligible  participants.  Effective January 1, 1990, the Plan has been amended to
remove  participant choice with respect to the payment of benefits under section
4.1(b).  The Plan has also been amended to eliminate  the make-up of the 2% CORE
benefits,  which  were  eliminated  under the  Supplemental  Retirement  Plan to
account for the Employee Stock  Ownership  Plan, and to provide for a make-up of
the Employee Stock Ownership Plan Partnership  account allocation  contribution.
Effective  August 1, 1992,  the Plan was  amended to change the date  retirement
benefits  are due and payable from the last day of the month to the first day of
the month.  Effective  March 1, 1994,  the Plan was  amended  to  calculate  the
monthly  benefit  provided under Section  4.1(b) using a final average  earnings
calculation   which  combines  Results  Sharing  with  Incentive   Compensation.
Effective  August 1, 1994,  the Plan was  amended at Section 3.1  eliminate  the
eligibility  option of annual  compensation  in  excess  of  $100,000,  to allow
voluntary deferrals up to 15% of annual salary less deferrals allowable pursuant
to the Supplemental  Retirement Plan, to provide for a present value calculation
at Section 4.1(d) using the interest  assumption used for funding purposes under
the Minnesota  Power and Affiliated  Companies  Employees  Retirement Plan A, to
change options for measuring indexes for monies deferred under the Plan provided
in Section 4.5, and to make other minor administrative changes.

         1.2  Purpose  of the Plan.  It is the  purpose  of this Plan to provide
eligible  executives  with benefits that will  compensate  them for  limitations
which  apply  to the  Minnesota  Power  and  Affiliated  Companies  Supplemental
Retirement Plan (sometimes  hereinafter the "Supplemental  Retirement Plan") and
the Minnesota Power and Affiliated  Companies  Employee Stock Ownership Plan and
Trust (sometimes hereinafter the "Employee Stock Ownership Plan") and to provide
for the  inclusion  of  compensation  attributable  to the  Minnesota  Power and
Affiliated  Companies  Incentive  Compensation  Plan (sometimes  hereinafter the
"Incentive  Compensation  Plan"),  effective  January  1, 1981,  in  determining
benefits under this plan.

                                      -2-


                             SECTION 2. DEFINITIONS

         2.1  Definitions.  Whenever used in the Plan, the following terms shall
have the  respective  meanings  set  forth  below,  unless  otherwise  expressly
provided  herein,  and  when  the  defined  meaning  is  intended,  the  term is
capitalized:

         (a)  "Committee"  means the committee  with authority to administer the
              Plan as provided under Subsection 5.1.

         (b)  "Company" means  Minnesota  Power & Light Company,  also sometimes
              referred to as  Minnesota  Power,  and its  affiliated  companies,
              Superior Water, Light and Power Company and Topeka Group, Inc.

         (c)  "Compensation"  means the annual  compensation of the employee for
              the Plan year (excluding expense reimbursements and payment of any
              Incentive Award previously deferred in a prior Plan year under the
              Incentive  Compensation  Plan) as stated in the payroll records of
              the Company and reportable on Treasury Form W-2 (or any comparable
              successor form), including any amounts paid as bonuses or as other
              special pay which the  Company  pays to the  employee  during such
              year,  plus any amount of annual  compensation  pay  converted  to
              employee  benefit  contributions or contributions to the Company's
              Executive  Investment Plan I or Executive Investment Plan II, plus
              any Incentive Award eligible for payment but first deferred during
              such year,  but  excluding  any  amounts  paid under this Plan and
              imputed  income  (whether such imputed  income is from  automobile
              use, life insurance premiums or any other source).  In the case of
              an  employee  who  is  employed  jointly  by  the  Company  and an
              affiliated  company (as defined under the Supplemental  Retirement
              Plan)  Compensation  as defined in this  subsection  shall include
              amounts received from all such companies.  Compensation  shall not
              include  amounts  which an  employee  elects to receive in cash or
              defers under this Plan, under the Supplemental  Retirement Plan or
              under  the  Flexible  Compensation  Plan  for  Nonunion  Employees
              (sometimes  referred to hereinafter  as the Flexible  Compensation
              Program).

                                      -3-



         (d)  "Pay" means the annual salary as of October 1 of the year prior to
              the year for which an  allocation  is made under this Plan. In the
              case of a participant  who is employed  jointly by the Company and
              an affiliated  company (as defined in the Supplemental  Retirement
              Plan),  Pay as defined in this  subsection  shall include  amounts
              received from all such companies.

         (e)  "Retire" and  "Retirement"  mean a  participant's  termination  of
              employment  after attaining  "Early  Retirement Age" as defined in
              the Supplemental Retirement Plan.

         (f)  "Incentive Award" means the annual award received by a participant
              under  the  Company's  Incentive  Compensation  Plan,  and/or  the
              Company's Strategic Goals Incentive Compensation Program.

         (g)  "Supplemental  Salary  Reduction  Agreement"  means  an  agreement
              entered  into by a  participant  and the  Company in December of a
              Fiscal  year under  which the  participant  irrevocably  agrees to
              forego up to 15% of  compensation  that would otherwise be paid to
              the participant during the next Fiscal Year less amounts allowable
              to be  contributed  on  behalf  of  the  participant  pursuant  to
              Subsection 3.2(b) of the Supplemental Retirement Plan.

         2.2  Gender and Number. Except when otherwise indicated by the context,
any masculine  terminology used herein shall also include the feminine,  and the
use of any term herein in the singular may also include the plural.

                    SECTION 3. ELIGIBILITY AND PARTICIPATION

         3.1  Eligibility.  Any employee of the Company who is a participant  in
the Minnesota Power and Affiliated  Companies  Supplemental  Retirement Plan, in
the Minnesota Power and Affiliated Companies Incentive Compensation Plan, in the
Minnesota  Power and Affiliated  Companies  Retirement  Plan A, in the Minnesota
Power and Affiliated Companies Flexible Compensation Plan for Nonunion Employees
and in

                                      -4-


the Minnesota Power and Affiliated Companies Employee Stock Ownership Plan shall
be eligible to  participate  In this Plan beginning with the first calendar year
in which such employee  becomes  eligible to receive  Incentive Awards under the
Minnesota Power and Affiliated Companies Incentive Compensation Plan.

         3.2  Participation.   Each  employee  who  meets  the  requirements  of
Subsection  3.1 shall  become a  participant  on the day upon which the employee
receives an Incentive Award under the Minnesota  Power and Affiliated  Companies
Incentive Compensation Plan.

An employee who becomes a participant  shall remain  eligible to have an account
in the Plan as a participant  hereunder,  without regard to Compensation  and/or
Incentive Awards received in subsequent  years,  until the first to occur of (i)
the employee's Retirement, or (ii) the date upon which the employee's employment
terminates for any reason.

An employee who was a  participant,  but is not currently  eligible for benefits
will not receive account additions described in Section 4.

                               SECTION 4. BENEFITS

         4.1  Amount of Deferred Compensation.

         (a)  For each calendar  year ending on or after  December 31, 1980,
              and  except  as  hereinafter  specifically  provided  in  this
              Section 4, the  Company  shall  credit  each  participant  who
              qualifies:

              (1)    An  amount,  if  greater  than  zero,  equal to seven
                     percent of  Compensation  (excluding  imputed  income
                     reported  on  Treasury  Form W-2) in excess of Social
                     Security  Wage  Base for such  year less the total of
                     (i) the Employee Stock Ownership  Plan's  Partnership
                     allocation  percent of such plan year, and (ii) three
                     percent of the participant's Pay plus Incentive Award
                     for such year (provided,  however,  that this section
                     4.1(a) (1) shall only  apply to

                                      -5-


                     those  employees  who are in  Management Salary Grade
                     IV and above before July 1, 1980.

              (2)    An amount equal to three  percent of (i) the total of
                     the participant's Incentive Award for such year, plus
                     (ii) the amount of the  participant's  annual  salary
                     for the prior year that has been deferred pursuant to
                     the  terms  of the  Minnesota  Power  and  Affiliated
                     Companies   Executive   Investment  Plan  I  and  the
                     Minnesota  Power and Affiliated  Companies  Executive
                     Investment   Plan  II,   plus  any   amount   of  the
                     participant's   annual   salary   not   included   in
                     calculating  benefits  under the  Company's  Flexible
                     Compensation  Program for nonunion employees for such
                     year due to limitations under Code Section 404(I).

              (3)    An amount equal to a  percentage  of the total of the
                     participant's  Incentive Award for such year plus the
                     amount of the  participant's  annual  salary  for the
                     prior  year that has been  deferred  pursuant  to the
                     terms of the Minnesota Power and Affiliated Companies
                     Executive  Investment  Plan I and the Minnesota Power
                     and Affiliated  Companies  Executive  Investment Plan
                     II,  plus  any  amount  of the  participant's  annual
                     salary not included in calculating benefits under the
                     Company's Flexible  Compensation Program for nonunion
                     employees for such year due to limitations under Code
                     Section   404(I),   such   percentage  to  equal  the
                     percentage  attributable to the participant under the
                     Company's Flexible  Compensation Program for nonunion
                     employees for such year for life insurance coverage.

              (4)    An amount equal to the greater of:
                     (a)   two percent, or

                     (b)   the  applicable  percent  being  contributed under  
                           Subsection 4.1(g)  of  the Company's Employee Stock 
                           Ownership Plan of the following:

                                      -6-


                           (i)   the total of the participant's 
                                            Incentive Award for such year, plus

                           (ii)  the  amount of the participant's annual salary
                                 for the  prior  year  that  has  been  deferred
                                 pursuant  to the terms of the  Minnesota  Power
                                 and Affiliated  Companies Executive  Investment
                                 Plan  I  and  II,   plus  any   amount  of  the
                                 participant's  annual  salary not  included  in
                                 calculating   benefits   under  the   Company's
                                 Flexible   Compensation  Program  for  nonunion
                                 employees  for  such  year  due to  limitations
                                 under Code Section 404(I).

              (5)    An amount,  if greater than zero,  equal to (i) minus
                     (ii)  provided  the  actual  Company  contribution  for the
                     participant  to the  Supplemental  Retirement  Plan and the
                     Employee Stock  Ownership Plan for the calendar year is the
                     maximum amount  permitted under Section 415 of the Internal
                     Revenue Code.

                     (i)  The maximum Company  contribution that could
                          be made to the  Supplemental  Retirement  Plan and the
                          Employee Stock Ownership Plan for the calendar year if
                          the limitations on annual  additions under Section 415
                          of the Internal Revenue Code did not exist.

                     (ii) The actual Company  contribution made to the
                          Supplemental  Retirement  Plan and the Employee  Stock
                          Ownership Plan for the calendar year.

         (b)  An amount,  equal to the amount  for which a  participant  has
              elected  to  reduce  his  or  her  annual  salary  pursuant  to  a
              Supplemental Salary Reduction Agreement for the prior year, not to
              exceed  15% of the  participant's  annual  salary  less the amount
              allowable to be deferred under the Supplemental Retirement Plan.

                                      -7-


         (c)  At the Retirement of a participant,  the Company shall credit each
              participant  who  qualifies  under  Subsection  3.2 with  deferred
              compensation equal to the present worth,  actuarially  determined,
              of (1) minus (2) provided the difference is greater than zero.

              (1)   The  monthly  retirement  benefit  that would be provided by
                    Retirement  Plan A if (i) the largest sum of four  Incentive
                    Awards plus Results  Sharing (if any) during any consecutive
                    48-month  period in the most recent  15-year period had been
                    added to the total of the Final Average Earning  computation
                    in Subsection 2.1(g) of Retirement Plan A (calculated by not
                    including  Results  Sharing  Awards) (the  periods  covering
                    Final Average  Earnings and the four  consecutive  Incentive
                    Awards plus Results Sharing need not cover the same 48-month
                    period, but Incentive Awards and Results Sharing Awards must
                    have been awarded  during the same year),  plus any deferral
                    of annual salary  (during the period for which Final Average
                    Earnings are computed)  pursuant to the Minnesota  Power and
                    Affiliated  Companies  Executive  Investment  Plan I and the
                    Minnesota   Power   and   Affiliated   Companies   Executive
                    Investment  Plan II, plus any annual  salary not included in
                    calculating   benefits  under   Retirement  Plan  A  due  to
                    limitation   under  code  Section   404(I),   and  (ii)  the
                    limitation  on annual  benefits  contained in Section 415 of
                    the Internal Revenue Code did not exist.

              (2)   The actual monthly retirement benefit provided by Retirement
                    Plan A.

              In determining  present worth,  both the dollar  limitation  under
              Section 415 of the Internal  Revenue  Code and the Consumer  Price
              Index  used to  calculate  the  cost-of-living  adjustments  under
              Subsection 4.8 of Retirement  Plan A, shall be assumed to increase
              after the participant's Retirement at the same average annual rate
              as the  increase  in the  Consumer  Price  Index for the five year
              period  ending on the later of the June 30th or the December 31st
              immediately preceding Retirement. The

                                       -8-


              present  worth  calculation  also  shall  be  subject  to the
              continuation  of a  portion  of  the  retirement  benefit  to  the
              surviving spouse following the death of the retired participant in
              a manner similar to Subsection 4.1(c) or 4.2(c) of Retirement Plan
              A. The interest rate to be used in determining present worth shall
              be an annual percentage rate of 8%.

         (d)  At the death of a participant who has attained age 50 and 10 years
              of service,  and who qualifies under Subsection 3.2 and for whom a
              survivor  income  benefit  is  payable  under  Subsection  4.10 of
              Retirement Plan A, the Company shall credit the  participant  with
              deferred  compensation  equal to the  present  worth,  actuarially
              determined,  of (1) minus (2) provided the  difference  is greater
              than zero.

              (1)   The monthly  survivor  income benefit that would be provided
                    under  Subsection  4.10(b) (2) of  Retirement  Plan A if any
                    amount of base salary  deferred  pursuant  to the  Company's
                    Executive  Investment  Plans I and II had been  included  in
                    calculating the participant's  "monthly rate of compensation
                    from the Employer."

              (2)   The actual monthly  survivor  income benefit  provided under
                    Subsection 4.10(b)(2) of Retirement Plan A.

              In determining  present worth under (c) above,  the Consumer Price
              Index  used to  calculate  the  cost-of-living  adjustments  under
              Subsection  4.8 of Retirement  Plan A shall be assumed to increase
              after the  participant's  death at the same average annual rate as
              the increase in the Consumer  Price Index for the five year period
              ending  on the  later  of the  June  30th  or  the  December  31st
              immediately  preceding  death.  The  interest  rate  to be used in
              determining  present worth shall be an annual percentage rate used
              for purposes of calculating  funding necessary for Retirement Plan
              A. The probability of remarriage by the surviving  spouse shall be
              taken into account in determining present worth.

                                      -9-


         4.2  Allocation  of Deferred  Compensation.  The deferred  compensation
              amounts  specified in the preceding  subsection shall be allocated
              to the account of a  participant  at the end of the Plan year only
              if one of the following conditions is satisfied:

         (a)  The  participant  is in the  employment of the Company on the last
              day of the calendar year;

         (b)  The  participant  died while  employed by the Company  during such
              calendar year;

         (c)  The participant Retired during such calendar year;

         (d)  The  participant  terminates  his or her  employment on account of
              disability (as defined in the Supplemental Retirement Plan) during
              such calendar year; or

         (e)  The  participant  was on leave  of  absence  at the  close of such
              calendar year and received  Compensation  from the Company  during
              such year.

         4.3  Elections for Payment Options.

         (a)  Subject to the  provisions  of  Subsections  4.6, 4.7, 4.8 and 4.9
              hereof, each participant shall have the right to elect to have all
              or  any  portion  of  the  benefit   amounts   allocated  to  said
              participant  under  Subsection  4.2 for a calendar year paid under
              one of the following options:

              (1)   In cash (either partially or totally);

              (2)   deferred to a date  specified by the  participant  (at which
                    time such benefit  amounts shall be paid in cash),  with the
                    latest  deferral  date to be the  earlier  of (i) the  first
                    April 1st to occur after the participant  attains age 70 1/2
                    or (ii) such date  selected  by the  participant  up to five
                    years after the date of the participant's Retirement; or

                                      -10-


              (3)   deferred to the earlier to occur of the following events:

                    (i)   The Retirement of the participant  or, if elected,  up
                          to five years after  Retirement  but in no event later
                          than  the  first   April   1st  to  occur   after  the
                          participant  attains  age 70 1/2 (in  which  case  the
                          participant    may   also   elect   to   receive   the
                          participant's   benefit   amount   in  equal   monthly
                          installments  commencing on the first day of the month
                          following the date of the participant's Retirement) or
                          the first day of the month after such later date as is
                          elected by the participant as hereinabove  provided in
                          this   Subsection   4.3(a)  (3)  (i),  and  continuing
                          thereafter  for a period of fifteen (15),  ten (10) or
                          five (5) years, as is elected by the participant.

                    (ii)  the death of the participant.

                    (iii) the disability of the participant.

                    (iv)  the termination of the participant's  employment other
                          than at Retirement.

                    Elections  under this Subsection 4.3 must be made in writing
                    to the  committee  prior  to the  end of the  calendar  year
                    preceding  the year in which  benefits are  allocated  under
                    Subsection 4.2. Such election shall be irrevocable.

         (b)  Within a reasonable  time after the end of each calendar year, but
              after  the  participant's   allocation  for  such  year  has  been
              determined, the Company shall pay to the electing participant,  by
              check,  the  amount  of the  participant's  allocation  which  the
              participant has elected to take in cash for the preceding calendar
              year.

         (c)  If an  election  is not in effect  on the first day of a  calendar
              year,  that  portion of the  participant's  deferred  compensation
              amount for such calendar year shall be irrevocably  entered on the
              books of the Company as an account

                                      -11-


              in the name of the participant to be deferred,  adjusted, and paid
              in accordance with the provisions of Section 4.4.

         (d)  If payments to a participant are to be made in installments,  then
              the Committee shall calculate the size of each monthly installment
              under  procedures  consistent  with those used under the Company's
              Executive  Investment Plan I and Executive  Investment Plan II. If
              payments to a participant are to be made in installments, then the
              supplemental  account  of the  participant  shall  continue  to be
              adjusted as of the last day of each  calendar  year as provided in
              paragraph (a) of Subsection 4.5.

         4.4  Normal Form of Payment of Benefits.

         (a)  Unless  a  participant   elects   otherwise  in  accordance   with
              Subsection 4.3, the Company shall pay each participant the balance
              credited to the participant's supplemental account in a single sum
              during  the  calendar  year   following  the  year  in  which  the
              participant   Retires,   dies,   becomes  disabled  or  terminates
              employment.  Payment  shall  be  made  within  30 days  after  the
              calculation  of amounts  deferred under this plan is actually made
              for the  year.  Amounts  paid  shall  be  reduced  by any  amounts
              required to be withheld by state or federal law.

         4.5  Maintenance of Accounts.

         (a)  The Company  shall  establish  and  maintain,  in the name of each
              participant,   an   individual   account,   to  be  known  as  the
              supplemental  account,  which  shall be  credited  each  year with
              earnings or losses on the balance outstanding as of the end of the
              preceding year and with the amount of the annual  allocation which
              the participant does not elect to receive in cash.

              For each calendar year the Committee shall adjust the balance,  if
              any, of the participant's  supplemental account as of the last day
              of the preceding calendar year ("Accounting Date"), by multiplying
              such amount (including any deferred  compensation amounts credited
              as of such date on  account

                                      -12-


              of the preceding year) by one of the  multipliers  approved by the
              Employee  Benefits   Committee,   with  participant  to  choose  a
              multiplier or multipliers  annually in advance to be effective for
              the succeeding year.

              If the participant  has made an election to transfer  supplemental
              account balances among the  aforementioned  multipliers during the
              calendar year,  such applicable  multipliers  shall be prorated to
              reflect  that  portion of the year that the  supplemental  account
              balances were invested in each  investment  fund. The  participant
              may elect to  transfer  supplemental  account  balances  among the
              aforementioned  investment  fund  multipliers  effective  for  any
              month. The  aforementioned  investment fund  multipliers  shall be
              used  only  as  a  performance  reference  for  the  participant's
              supplemental  account,  and such supplemental  account need not be
              invested in such investment funds by the Committee.

              The Committee shall then add to such supplemental account balance,
              as adjusted for earnings or losses during the year. the allocation
              of deferred compensation amounts, If any, that the participant has
              not elected to receive in cash for the calendar year.

         (b)  The supplemental  account of each participant  shall be entered on
              the books of the Company and shall represent a liability,  payable
              when  due  under  this  Plan,  out of the  general  assets  of the
              Company.  Prior to benefits  becoming due  hereunder,  the Company
              shall  expense  the  liability  for  payment of such  accounts  in
              accordance with policies  determined  appropriate by the Company's
              auditors.

         (c)  In years when deferred  compensation  elections are made available
              under the  Company's  Executive  Investment  Plans I and II,  each
              participant  shall be entitled to transfer  his or her  individual
              account as a Rollover Amount to the Minnesota Power and Affiliated
              Companies  Executive  Investment Plan I or the Minnesota Power and
              Affiliated  Companies Executive Investment Plan II, all subject to
              the specific terms and  restrictions in said Plans,  provided that
              the transfer of an individual  account as a Rollover

                                      -13-


              Amount shall not result in a deferral or  acceleration of the date
              or dates on which such  Rollover  Amount would have been  received
              under the terms of this Plan had no transfer occurred.

         4.6  Payment of Amount Credited Under Section 4.1(c) Notwithstanding
the  provisions  of Section  4.3,  the amount  credited  to a  participant  upon
Retirement  under  Section  4.1(c) shall be paid in equal  monthly  installments
commencing on the last day of the month following the date of the  Participant's
Retirement and continuing for a period of 15 years.  Monthly  installments shall
be calculated in accordance with the provisions of Section 4.3.

         4.7  Payment  of  Unpaid  Benefits  Upon  Participant's   Death.  If  a
participant dies while employed by the Company or if a Retired  participant dies
before  receiving  all payments  which such  participant  is entitled to receive
pursuant  to  Subsections  4.4,  4.6  or  pursuant  to an  election  made  under
Subsection  4.3  hereof,  the  amount  then  standing  to  the  credit  of  such
participant on his or her  supplemental  account shall be paid in the subsequent
calendar year following the date of the participant's death to the participant's
beneficiary.  A subsequent  payment shall be made in a single sum within 30 days
after  allocation  of amounts  payable  under this plan is actually made for the
year in which the participant's date of death occurs.

Each  participant  may designate,  by letter to the Committee,  a beneficiary to
receive any payment to be made hereunder after the death of the participant. The
designation  shall take effect upon  receipt of the letter by the  Committee.  A
participant may change his or her designated  beneficiary or beneficiaries  from
time to time and each such  letter of  designation  shall  revoke  any  previous
designation.  If no  beneficiary  has  been  designated,  or if  all  designated
beneficiaries  have  predeceased  the  participant,  the deceased  participant's
estate shall be the participant's beneficiary. If a designated beneficiary shall
survive the  participant  but all  designated  beneficiaries  shall die prior to
complete  distribution of the benefit  payable with respect to the  participant,
the deceased participant's beneficiary shall be the estate of the last surviving
designated beneficiary.

                                      -14-


         4.8  Distribution  Upon  Termination  Other Than  Retirement,  Death or
Disability.  If a participant's  employment with the Company  terminates for any
reason other than Retirement,  death or disability, the balance to the credit of
the  participant's  supplemental  account as of the Accounting Date  immediately
preceding  or  coincident  with the  date of the  participant's  termination  of
employment,  shall be paid to the  participant  in a single sum upon the date of
the participant's  separation from service,  or within 30 days thereafter.  If a
participant  entitled to a benefit  under this  section  dies prior to receiving
payment, then such payment shall be made to the participant's beneficiary.

         4.9  Distribution Upon Disability. In the event a participant 
terminates  his or her  employment on account of  disability  (as defined in the
Supplemental Retirement Plan) prior to Retirement,  the balance to the credit of
the  participant's  supplemental  account shall be paid to the  participant in a
single sum in the year after such  termination  of employment  occurs.  Payments
shall be made within 30 days after the calculation of amounts payable under this
plan is  actually  made for the year in which  the  participant  separated  from
service on account of disability.  If a participant  entitled to a benefit under
this section dies prior to receiving payment, then such payment shall be made to
his or her beneficiary. 

                          SECTION 5. ADMINISTRATION

         5.1  Committee.  This  Plan  shall  be  administered  by the  committee
appointed by the Board of  Directors of the Company and known as the  Employees'
Benefit Plans Committee (the "Committee").

The  interpretation  and  construction by the Committee of any provisions of the
Plan  shall be final  unless  otherwise  determined  by the Board of  Directors.
Subject to the Board,  the  Committee is  authorized  to interpret  the Plan, to
prescribe,  amend and rescind rules and regulations  relating to it, and to make
all other determinations necessary for its administration.

                                  -15-


Without  limiting the generality of the foregoing,  the Committee shall have the
authority to calculate amounts allocable to participants, to maintain and adjust
supplemental  accounts,  and to calculate the  percentage  net return on account
balances.

         5.2  Uniform Rules. In administering the Plan, the Committee will apply
uniform rules to all participants similarly situated.

         5.3  Notice of Address. Any payment to a participant or beneficiary, at
the last known post office address on file with the Company,  shall constitute a
complete  acquittance  and  discharge to the Company and any director or officer
with respect thereto unless the Company shall have received prior written notice
of any change in the address,  condition, or status of the distributee.  Neither
the Company nor any  director or officer  shall have any duty or  obligation  to
search for or ascertain the whereabouts of any participant or his beneficiary.

         5.4  Records.  The records of the  Committee  with  respect to the Plan
shall be  conclusive  on all  participants.  all  beneficiaries,  and all  other
persons whomsoever.

         5.5  Claims  Procedure.  If any  claim for  benefits  under the Plan is
wholly or  partially  denied,  the  claimant  shall be given  notice in writing,
within a reasonable  period of time after  receipt of the claim by the plan,  by
registered or certified mail, of such denial,  written in a manner calculated to
be  understood  by the  claimant,  setting  forth the specific  reasons for such
denial,  specific  reference to pertinent Plan provisions on which the denial is
based, a description of any additional material or information necessary for the
claimant  to  perfect  the  claim and an  explanation  of why such  material  or
information  is  necessary,  and an  explanation  of  the  Plan's  claim  review
procedure.  The Claimant  also shall be advised  that he or his duly  authorized
representative may request a review by the Committee of the decision denying the
claim by filing  with the  Committee,  within 60 days after such notice has been
received  by the  claimant,  a written  request  for such  review,  and that the
Claimant  may review  pertinent  documents,  and submit  issues and  comments in
writing within the same 60-day period.  If such request is so filed, such review
shall be made by the Committee within 60 days after receipt of such request; and
the claimant shall be given written  notice of the decision  resulting from such
review, and shall include specific reasons for the decision, written in

                                      -16-


a manner calculated  to be understood  by the  claimant, and specific references
to the pertinent Plan provisions on which the decision is based.

         5.6  Change of Law. The  Committee may make payments of any benefits or
deferred  amounts to be paid under the Plan, to any participant or participants,
or to the beneficiary of any participant or participants, in advance of the date
when  otherwise due, (i) if, based on a change in federal tax law or regulation,
published  rulings or similar  announcements  by the Internal  Revenue  Service,
decision by a court of competent  jurisdiction involving the Plan, a participant
or a beneficiary, or a closing agreement made under Section 7121 of the Internal
Revenue Code of 1986 that involves the Plan, a participant or a beneficiary,  it
determines that a participant or beneficiary  will recognize  income for federal
income tax purposes  with respect to amounts that are otherwise not then payable
under the Plan;  or (ii) if it shall be  determined  that the Plan is subject to
the  requirements  of Parts 2 and 3 of  Subtitle  B of  Title I of the  Employee
Retirement  Income  Security Act of 1974,  because  such Plan is not  maintained
primarily for the purpose of providing deferred  compensation for a select group
of management or highly compensated employees.

         5.7  Generation-Skipping  Tax.  Notwithstanding  any provisions in this
Plan to the  contrary,  the  Committee  may withhold  any benefits  payable to a
beneficiary  as a result  of the death of the  participant  (or the death of any
beneficiary  designated by the participant) until such time as (i) the Committee
is able to determine whether a  generation-skipping  transfer tax, as defined in
Chapter 13 of the Internal  Revenue Code of 1986,  or any  substitute  provision
therefor,  is payable by the Company;  and (ii) the Committee has determined the
amount  of  generation-skipping  transfer  tax that is due,  including  interest
thereon.  If any such tax is payable,  the  Committee  shall reduce the benefits
otherwise  payable  hereunder  to such  beneficiary  by the amount  necessary to
provide  said  beneficiary  with a benefit  equal to the amounts that would have
been payable if the  original  benefits  had been  calculated  on the basis of a
value for the participant's  supplemental  account reduced by an amount equal to
the generation-skipping transfer tax and any interest thereon that is payable as
a result  of the  death in  question.  The  Committee  may  also  withhold  from
distribution by further  reduction of the then net value of benefits  calculated
in  accordance  with the terms of the  previous  sentence  such  amounts  as the
Committee feels are reasonably necessary to pay

                                      -17-


additional  generation-skipping  transfer tax and interest  thereon from amounts
initially  calculated to be due. Any amounts so withheld,  and not actually paid
as a generation-skipping transfer tax or interest thereon, shall be payable as 
soon as there is a final  determination of the applicable generation-skipping 
tax and interest thereon.


                          SECTION 6. GENERAL PROVISIONS

         6.1  Nonassignability.  Benefits  under  the  Plan  are  not in any way
subject to the debts of other  obligations of the persons  entitled  thereto and
may not voluntarily or involuntarily be sold, transferred, or assigned.

         6.2  Incompetency. Every person receiving or claiming benefits under 
the Plan shall be  conclusively  presumed  to be mentally  competent  and of age
until the Committee  receives written notice, in a form and manner acceptable to
it,  that  such  person  is  incompetent  or  a  minor,  and  that  a  guardian,
conservator,  statutory committee,  or other person legally vested with the care
of his or her estate has been  appointed.  In the event that the Committee finds
that any  person  to whom a  benefit  Is  payable  under  the PIan is  unable to
properly  care for his or her  affairs,  or is a minor,  then  any  payment  due
(unless a prior claim therefor  shall have been made by a duly  appointed  legal
representative)  may be paid to the spouse,  a child, a parent,  or a brother or
sister,  or to any person deemed by the  Committee to have incurred  expense for
such person otherwise entitled to payment.

In the event a guardian or conservator  or statutory  committee of the estate of
any person receiving or claiming benefits under the Plan shall be appointed by a
court of competent  jurisdiction,  payment  shall be made to either  guardian or
conservator or statutory  committee provided that proper proof of appointment is
furnished in a form and manner suitable to the Committee. Any payment made under
the  provisions  of this  subsection  shall be complete  discharge  of liability
therefor under the Plan.

         6.3  Employment  Rights.  The  establishment  of the Plan  shall not be
construed  as  conferring  any legal  rights upon any  participant  or any other
person for a continuation of employment,  nor shall it interfere with the rights
of the Company to discharge any person and/or treat such person  without  regard
to the effect which such treatment might have upon or her as a person covered by
this Plan.

                                      -18-


         6.4  No Individual  Liability. It is declared to be the express purpose
and  intention  of the Plan that no  liability  whatever  shall  attach to or be
incurred by the  shareholders,  officers,  or directors  of the Company,  or any
representatives appointed hereunder by the Company, under or by reason of any of
the terms or conditions of the Plan.

         6.5  Illegality of Particular Provision. If any particular provision of
the Plan shall be found to be illegal or unenforceable, such provision shall not
affect the other  provisions  thereof,  but the Plan shall be  construed  in all
respects as if such invalid provision were omitted.

         6.6  Contractual Obligations. It is Intended that the Company is under 
a contractual obligation to make payments to participants from the general funds
and assets of the Company in  accordance  with the terms and  conditions  of the
Plan,  with such payments to reduce the amounts  allocated to the  participant's
account  hereunder.  A participant shall have no rights to such payments.  other
than as a general, unsecured creditor of the Company.


                      SECTION 7. AMENDMENT AND TERMINATION

         7.1  Amendment  and  Termination.  The  Company  expects the Plan to be
permanent,   but  since  future  conditions  affecting  the  Company  cannot  be
anticipated or foreseen,  the Company must  necessarily  and does hereby reserve
the  fight to  amend,  modify,  or  terminate  the  Plan at any time by  written
resolution  of  its  Board  of  Directors.   Provided,  however,  no  amendment,
termination or other change in the Plan shall reduce the amount allocated to the
account of a participant  on the date of such  amendment,  termination  or other
change,  which  account  balance  shall be payable to such  participant  or such
participant's beneficiary as provided herein.

         7.2  Reorganization  of  the  Company.  In the  event  of a  merger  or
consolidation of the Company, or the transfer of substantially all of the assets
of the Company to another corporation, such continuing,  resulting or transferee
corporation shall have the right to continue and carry on the Plan and to assume
all liabilities of the 

                                      -19-


Company   hereunder   without  obtaining  the  consent  of  any  participant  or
beneficiary.  If such  successor  shall  assume the  liabilities  of the Company
hereunder,  then the Company  shall be relieved  of all such  liability,  and no
participant or beneficiary  shall have the right to assert any claim against the
Company for benefits under or in connection with this Plan.

                           SECTION 8. APPLICABLE LAWS

         8.1  Applicable  Laws.  The Plan  shall be  governed  by and  construed
according to the laws of the State of Minnesota.

         IN WITNESS  WHEREOF,  Minnesota Power & Light Company,  has caused this
instrument to be executed by its duly authorized officers and its corporate seal
to be hereunto affixed.

                                           MINNESOTA POWER & LIGHT COMPANY



                                           By  R.D. Edwards
                                               --------------------------------

                                           Its  Executive Vice President
                                               --------------------------------

ATTEST:

By  Philip R. Halverson
    --------------------------------

Its Secretary
    --------------------------------

                                      -20-

                                                                  Exhibit 10(i)
                           
                            ASSET HOLDINGS III, L.P.


                    ------------------------------------------

                             Note Purchase Agreement

                    ------------------------------------------



                          DATED AS OF NOVEMBER 22, 1994

        $9,408,030 9.82% SERIES A FIRST MORTGAGE NOTES DUE APRIL 1, 2000
        $16,296,970 9.82% SERIES B FIRST MORTGAGE NOTES DUE APRIL 1, 2000

                                  GUARANTIED BY
                                ADESA CORPORATION






                                TABLE OF CONTENTS
                          (Not a Part of the Agreement)

1.   PURCHASE AND SALE OF NOTES 1
     1.1   Authorization of Notes.............................................1
     1.2   The Closings      .................................................3
     1.3   Purchase for Investment; ERISA.....................................4
     1.4   Failure to Tender, Failure of Conditions...........................5
     1.5   Expenses ......................................................... 5

2.   APPLICATION OF PROCEEDS; SECURITY........................................6
     2.1   Application of Proceeds of the Notes...............................6
     2.2   Security for the Notes.............................................6

3.   WARRANTIES AND REPRESENTATIONS...........................................6
     3.1   Nature of Business.................................................6
     3.2   Financial Statement; Indebtedness; Material Adverse Change.........7
     3.3   Subsidiaries and Affiliates........................................8
     3.4   Title to Properties; Leases; Patents, Trademarks, etc of 
           Guarantor and the Subsidiaries.....................................8
     3.5   Taxes..............................................................8
     3.6   Pending Litigation.................................................9
     3.7   Full Disclosure....................................................9
     3.8   Organization and Authority........................................10
     3.9   Charter Instruments, Other Agreements, etc. ......................11
     3.10  Restrictions on Company, Guarantor and other Subsidiaries.........11
     3.11  Compliance with Law...............................................11
     3.12  ERISA.............................................................11
     3.13  Environmental Protection Laws.....................................13
     3.14  Transactions are Legal and Authorized; Obligations are 
           Enforceable.......................................................13
     3.15  Governmental Consent; Certain Laws................................14
     3.16  Private Offering of Notes.........................................14
     3.17  No Defaults; Transactions Prior to Facility Closing Date, etc. ...15
     3.18  Use of Proceeds of Notes..........................................15
     3.19  Capitalization....................................................15
     3.20  Solvency..........................................................15

4.   CLOSING CONDITIONS......................................................16
     4.1   Initial Closing Conditions........................................16
     4.2   Second Closing Conditions.........................................20

5.   GUARANTY AND OTHER RIGHTS AND UNDERTAKINGS..............................22
     5.1   Guarantied Obligations............................................22
     5.2   Performance Under This Agreement..................................22
     5.3   Primary Obligation................................................23
     5.4   Actions Affecting the Guarantor...................................23
     5.5   Waivers...........................................................23

                                        i



     5.6   Certain Waivers of Subrogation, Reimbursement and Indemnity.......26
     5.7   Invalid Payments..................................................26
     5.8   Marshaling........................................................26
     5.9   Subordination.....................................................27
     5.10  Setoff, Counterclaim or Other Deductions..........................27
     5.11  No Election of Remedies by Noteholders............................27
     5.12  Separate Action; Other Enforcement Rights.........................27
     5.13  Noteholder Setoff.................................................28
     5.14  Delay or Omission; No Waiver......................................28
     5.15  Restoration of Rights and Remedies................................28
     5.16  Cumulative Remedies...............................................28
     5.17  Execution and Delivery of Notes by Guarantor......................28
     5.18  Survival..........................................................29

6.   COVENANTS OF THE GUARANTOR..............................................29
     6.1   Payment of Taxes and Claims.......................................29
     6.2   Maintenance of Properties; Corporate Existence; etc...............29
     6.3   Maintenance of Office.............................................30
     6.4   Line of Business..................................................30
     6.5   Transactions with Affiliates......................................31
     6.6   Private Offering..................................................31
     6.7   Pension Plans.....................................................31
     6.8   Pro-Rata Offers...................................................32
     6.9   Fixed Charge Coverage.............................................32
     6.10  Maintenance of Consolidated Net Worth.............................32
     6.11  Debt Restrictions.................................................32
     6.12  Transfers of Property.............................................33
     6.13  Restricted Payments...............................................35
     6.14  Merger and Consolidation..........................................35

7.   INFORMATION AS TO THE GUARANTOR.........................................36
     7.1   Financial and Business Information................................36
     7.2   Officer's Certificates............................................40
     7.3   Accountants' Certificates.........................................40
     7.4   Inspection........................................................41

8.   INTERPRETATION OF THIS AGREEMENT........................................41
     8.1   Terms Defined.....................................................41
     8.2   GAAP..............................................................54
     8.3   Directly or Indirectly............................................55
     8.4   Section Headings and Table of Contents and Construction...........55
     8.5   Governing Law.....................................................55

9.   MISCELLANEOUS...........................................................55
     9.1   Communications....................................................55
     9.2   Reproduction of Documents.........................................56
     9.3   Survival..........................................................57
     9.4   Successors and Assigns............................................57

                                        ii


     9.5   Amendment and Waiver..............................................57
     9.6   Expenses. :.......................................................58
     9.7   Jurisdiction; Service of Process..................................59
     9.8   Company Obligations Nonrecourse...................................59
     9.9   Duplicate Originals, Execution in Counterpart.....................60

Annex 1       --    Information as to Purchaser
Annex 2       --    Payment Information
Annex 3       --    Information as to Company, Guarantor and Subsidiaries

Exhibit A     --    Form of Collateral Trust Indenture
Exhibit B     --    Form of Purchase Request
Exhibit C     --    Form of Deed of Trust
Exhibit D     --    Form of Mortgage
Exhibit E     --    Form of Assignment of Leases and Rents
Exhibit F-1   --    Form of Initial Closing Opinion of Counsel to the Company
Exhibit F-2   --    Form of Initial Closing Opinion of Counsel to the Guarantor
                     and the Lessees of the Initial Leases
Exhibit F-3   --    Form of Initial Closing Opinion of Special Counsel to
                     the Purchaser
Exhibit F-4   --    Form of Initial Closing Opinion of local Massachusetts 
                     Counsel to the Guarantor
Exhibit F-5   --    Form of Initial Closing Opinion of local Tennessee Counsel
                     to the Guarantor
Exhibit G-1   --    Form of Officer's Certificate -- the Company
Exhibit G-2   --    Form of Officer's Certificate -- the Guarantor
Exhibit H-1   --    Form of Secretary's Certificate -- the Company
Exhibit H-2   --    Form of Secretary's Certificate -- the Guarantor
Exhibit I     --    Form of Officer's Certificate -- the Company

                                       iii



                             ASSET HOLDING III, L.P.
                             c/o JH Management Corp.
                             One International Place
                              Boston, MA 02110-2624

                                ADESA CORPORATION
                              1919 South Post Road
                             Indianapolis, IN 46239

              ----------------------------------------------------
                             NOTE PURCHASE AGREEMENT
              ----------------------------------------------------

        $9,408,030 9.82% SERIES A FIRST MORTGAGE NOTES DUE APRIL 1, 2000
        $16,296,970 9.82% SERIES B FIRST MORTGAGE NOTES DUE APRIL 1, 2000


                                                  Dated as of November 22, 1994

Principal Mutual Life Insurance Company
711 High Street
Des Moines, IA 50392

Ladies and Gentlemen:

         ASSET  HOLDING III,  L.P.  (together  with its  successors  and assigns
permitted  pursuant  to  this  Agreement,   the  "Company"),   an  Ohio  limited
partnership,  and ADESA  CORPORATION  (together  with its successors and assigns
permitted pursuant to this Agreement, the "Guarantor"),  an Indiana corporation,
hereby agree with you as follows:

1.    PURCHASE AND SALE OF NOTES

      1.1   Authorization of Notes.

            (a) Issuance of Notes.  The Company will authorize the issue of Nine
      Million  Four  Hundred  Eight  Thousand  Thirty  Dollars  ($9,408,030)  in
      aggregate  principal amount of its 9.82% Series A First Mortgage Notes due
      April 1, 2000 (the  "Series A Notes")  and  Sixteen  Million  Two  Hundred
      Ninety-Six   Thousand  Nine  Hundred  Seventy  Dollars   ($16,292,970)  in
      aggregate  principal amount of its 9.82% Series B First Mortgage Notes due
      April 1, 2000 (the "Series B Notes").  The Series A Notes and the Series B
      Notes shall be issuable as more  particularly  provided  herein and in the
      Collateral Trust  Indenture,  dated as of the date hereof (as the same may
      be amended  from time to time,  the  "Indenture"),  from the  Company,  as
      grantor, to PNC Bank, Kentucky,  Inc., a Kentucky banking corporation,  as
      security  trustee  (the  "Security  Trustee"),  in the form of  Exhibit  A
      hereto. Each series of Notes shall

                                        1



                (i) bear interest on the unpaid  principal  amount  thereof from
            the date of  issuance  thereof  at the  rate of nine  and  eight-two
            one-hundredths percent (9.82%) per annum (computed on the basis of a
            calendar year consisting of twelve 30-day  months),  payable monthly
            on the first (1st) day of each month commencing on the later of
            January 1, 1995 or the payment date next succeeding the date of such
            Note;

                (ii) bear interest,  payable on demand, on any overdue principal
            (including  any overdue  prepayment  of  principal)  and  Make-Whole
            Amount,  if any, and (to the extent  permitted by applicable law) on
            any overdue  installment of interest,  at a rate equal to the lesser
            of
                                    
                     (A) the highest rate allowed by applicable law, or

                     (B) eleven and eighty-two  one-hundredths  percent (11.82%)
                per annum;

                (iii) be prepayable only as provided in the Indenture;

                (iv) mature on April 1, 2000; and

                (iv) be in the form of Exhibit A to the Indenture.

                The term "Notes" as used in this  Agreement and in the Indenture
            shall  include  each Series A Note and each Series B Note  delivered
            pursuant to this Agreement and the Indenture and each Note delivered
            in substitution,  replacement or exchange for any such Note pursuant
            to Section 2.7 of the Indenture.

            (b) Purchase and Sale of Notes.

                (i)  Initial  Purchase  and Sale of Notes.  The  Company  hereby
            agrees to sell to you and,  subject in all respects to the terms and
            conditions  set forth in the Indenture and herein,  you hereby agree
            to  purchase  from  the  Company  on the  Initial  Closing  Date the
            aggregate  principal  amount of each  series of Notes (the  "Initial
            Notes") set forth  below your name on Annex 1 hereto and  designated
            as the Initial Notes, at a price equal to one hundred percent (100%)
            of the principal amount thereof (the "Initial Note Purchase").

                (ii)  Second  Purchase  and Sale of Notes.  The  Company  hereby
            agrees to sell to you and,  subject in all respects to the terms and
            conditions set forth in the Indenture and herein (including, without
            limitation,  Section 4.2 hereof),  you hereby agree to purchase from
            the  Company  on the Second  Closing  Date the  aggregate  principal
            amounts of each series of Notes (the "Second Notes") set forth below
            your name on Annex 1 hereto and designated as the Second Notes, at a
            price equal to one hundred  percent  (100%) of the principal  amount
            thereof (the "Second Note Purchase").

                                        2




            (c) Purchase  Request.  The Company shall deliver a Purchase Request
      in connection  with the Second Note Purchase which shall be in the form of
      Exhibit B hereto and shall specify the following:

                (i) the  aggregate  principal  amount of Second Notes subject to
            such Purchase Request;

                (ii) the  proposed  date of closing the issuance and sale of the
            Second Notes; and

                (iii)  the  account  and  depository  institution  to which  the
            purchase  price  for the  Second  Notes  should  be  wired  upon the
            purchase of the Second Notes.

            The Purchase Request shall also certify that the representations and
      warranties contained in Section 3 hereof are true and correct on and as of
      the date of the Purchase Request and that there exists no Event of Default
      or Default at such time.

      1.2   The Closings.

            (a) The Initial  Closing.  The closing of the Initial Note  Purchase
      (the "Initial  Closing")  will be held on November 29, 1994, or such later
      date (not later than November 30, 1994) as may be agreed to by you and the
      Company (the "Initial  Closing Date"),  at 10:00 a.m.,  local time, at the
      office of Hebb & Gitlin, One State Street, Hartford, Connecticut 06103. At
      the  Closing,  the  Company  will  deliver  to you one or more  Notes  (as
      indicated  below your name on Annex 1), in the  series  and  denominations
      indicated on Annex 1, in the  aggregate  principal  amount of your Initial
      Note  Purchase,  dated the  Initial  Closing  Date and  payable  to you or
      payable as  indicated on Annex 1,  against  payment by federal  funds wire
      transfer in immediately  available funds of the purchase price thereof, as
      directed by the Company on Annex 2.

            (b) The Second Closing. The closing of the Second Note Purchase (the
      "Second  Closing")  will be held on the Second Closing Date. On the Second
      Closing  Date,  the Company  will deliver to you, at the offices of Hebb &
      Gitlin as set forth in Section 1.2(a) above, one or more Notes (registered
      as set forth on Annex 1 hereto), in the series and denominations indicated
      on  Annex  1,  in the  aggregate  principal  amount  of your  Second  Note
      Purchase,  dated the Second  Closing Date and payable to you or payable as
      indicated on Annex 1, against  payment by federal  funds wire  transfer in
      immediately  available funds of the purchase price thereof, as directed by
      the Company in the Purchase Request.

            (c) Determination of the Second Closing Date. The date of the Second
      Closing  (the "Second  Closing  Date") shall be a Business Day that is the
      later of the day proposed as the Second Closing Date by the Company in the
      Purchase  Request or the date five (5) Business  Days from the date of the
      delivery of the  Purchase  Request;  provided,  that in no event shall the
      Second Closing Date be later than January 13, 1995.

                                        3


      1.3   Purchase for Investment; ERISA

            (a) Purchase for  Investment.  You  represent to the Company and the
      Guarantor  that you are  purchasing  the  Notes  issued  from time to time
      pursuant to this Agreement,  in the aggregate amounts provided herein, for
      your  own  account  for  investment  and  with  no  present  intention  of
      distributing the Notes or any part thereof,  but without prejudice to your
      right at all times to:

                (i) sell or  otherwise  dispose  of all or any part of the Notes
            under a registration statement filed under the Securities Act, or in
            a  transaction  exempt  from the  registration  requirements  of the
            Securities Act; and

                (ii) have control over the  disposition of all of your assets to
            the fullest extent required by any applicable insurance law.

      It is understood  that, in making the  representations  set out in Section
      3.12(a)  and  Section  3.14(a)  of this  Agreement,  the  Company  and the
      Guarantor are relying, to the extent applicable, upon your representations
      in the immediately preceding sentence.

            (b) ERISA.  You represent,  with respect to the funds with which you
      are acquiring the Notes,  that all of such funds are from or  attributable
      to one or more of:

                (i) General  Account -- your general account assets or assets of
            one or more segments of such general account, as the case may be;

                (ii)  Separate  Account -- a "separate  account"  (as defined in
            section 3 of ERISA),

                     (A) 10% Pooled Separate  Account -- in respect of which all
                requirements  for an exemption under DOL Prohibited  Transaction
                Class  Exemption  90-1 are met with  respect  to the use of such
                funds to purchase the Notes,

                     (B) Identified Plan Assets -- that is comprised of employee
                benefit  plans  identified by you in writing and with respect to
                which the Company and the Guarantor hereby warrant and represent
                that,  as of the  Initial  Closing  Date  and  as of the  Second
                Closing Date,  neither the Company,  the Guarantor nor any ERISA
                Affiliate is a "party in  interest"  (as defined in section 3 of
                ERISA) or a "disqualified person" (as defined in section 4975 of
                the IRC) with respect to any plan so identified, or

                     (C)  Guaranteed  Separate  Account  -- that  is  maintained
                solely in connection  with fixed  contractual  obligations of an
                insurance company, under which any amounts payable, or credited,
                to any employee  benefit plan having an interest in such account
                and to any participant or beneficiary of such plan (including an
                annuitant)  are not  affected  in any  manner by the  investment
                performance  of the  separate  account (as provided by 29 C.F.R.
                Section 2510.3-101(h)(1)(iii));

                                        4

                (iii)  Qualified  Professional  Asset Manager -- an  "investment
            fund" managed by a "qualified  professional  asset manager" (as such
            terms are  defined  in Part V of DOL  Prohibited  Transaction  Class
            Exemption  84-14) and all  requirements  for an exemption under such
            Exemption  are met with respect to the use of such funds to purchase
            the Notes; or

                (iv) Excluded Plan -- an employee  benefit plan that is excluded
            from the  provisions  of  section  406 of ERISA by virtue of section
            4(b) of ERISA.

      1.4   Failure to Tender, Failure of Conditions.

      If at either  Closing the  Company  fails to tender to you the Notes to be
purchased by you at such Closing,  or if the  conditions  specified in Section 4
hereof  to be  fulfilled  at such  Closing  have  not  been  fulfilled,  you may
thereupon elect to be relieved of all further obligations hereunder.  Nothing in
this Section 1.4 shall operate to relieve the company or the Guarantor  from any
of its  respective  obligations  hereunder  or to waive your rights  against the
Company or the Guarantor.

      1.5   Expenses.

            (a)  Generally,  Whether or not the Notes are sold, the company will
      promptly  (and in any  event  within  thirty  (30) days of  receiving  any
      statement or invoice  therefor) pay all fees,  expenses and costs relating
      hereto, including, but not limited to:

                (i) the cost of reproducing this Agreement,  the Indenture,  the
            Notes and the other  documents  delivered  in  connection  with each
            Closing;

                (ii) the fees and disbursements of your special counsel incurred
            in connection herewith;

                (iii) the fees of the Security Trustee;

                (iv) the cost of  delivering  to your home  office or  custodian
            bank,  insured to your  satisfaction,  the Notes purchased by you at
            each Closing;

                (v) the fees, expenses and costs incurred in complying with each
            of the  conditions  to  closing  set  forth  in  Section  4  hereof,
            including,  without  limitation,  title insurance  premiums,  survey
            expenses,  and all  fees  taxes  and  expenses  for  the  recording,
            registration  and  filing of the  Collateral  Documents  and for the
            issuance and sale of the Notes; and

                (v) the cost of  obtaining  private  placement  numbers  for the
            Notes.

            (b) Counsel. Without limiting the generality of the foregoing, it is
      agreed and  understood  that the company  will pay, at each  closing,  the
      statement for reasonable  fees and  disbursements  of your special counsel
      presented at such  Closing and the Company will also pay,  upon receipt of
      any statement therefor,  each additional statement for reasonable fees and
      disbursements of your special counsel rendered after each such

                                        5

      Closing  in  connection  with the  issuance  of the  Notes or the  matters
      referred to in Section 1.5(a) hereof.

            (c) Survival.  The obligations of the Company under this Section 1.5
      and Section 9.6 of this  Agreement  shall survive the payment of the Notes
      and the termination hereof.

2.    APPLICATION OF PROCEEDS; SECURITY.

      2.1   Application of Proceeds of the Notes.

            (a) Series A Notes. The proceeds from the sale of the Series A Notes
      will be used by the Company to pay for the  acquisition  of the  Mortgaged
      Land and related transaction costs, including interest on the Notes.

            (b) Series B Notes. The proceeds from the sale of the Series B Notes
      will be used to pay (i) the purchase price of the Mortgaged  Improvements,
      (ii) the costs and expenses  incurred in connection with  construction and
      improvement  of the  Mortgaged  Improvements  now  existing  or  hereafter
      constructed and (iii) related transaction costs, including interest on the
      Notes.

      2.2  Security  for  the  Notes.  The  Notes  will  be  secured  by (a) the
Indenture,  pursuant to which certain real and personal  property of the Company
more  particularly  described  therein  is being  held in trust by the  Security
Trustee for your benefit,  (b) the Mortgages,  pursuant to which the company has
granted liens in favor of the Security  Trustee on all of the  Company's  right,
title and interest in and to the Mortgaged Properties and certain other property
more particularly  described therein and (c) the Assignments of Leases and Rents
pursuant to which the Company has pledged and assigned to the  Security  Trustee
all of the Company's right,  title and interest in and to the Leases and certain
other property more particularly described therein.

3.    WARRANTIES AND REPRESENTATIONS

      To induce you to enter into this  Agreement  and to purchase  the Notes at
the times and in the amounts provided herein,  each of the Company (with respect
to itself and not with respect to the  Guarantor and the  Subsidiaries)  and the
Guarantor warrants and represents, as follows:

      3.1   Nature of Business.

      Prior to the  Initial  Closing  Date the  Company  has not  engaged in any
business.  The  Private  Placement  Memorandum,  dated  September  8,  1994  (as
supplemented  November 29, 1994),  prepared by the Guarantor with the assistance
of Banc One Capital Corporation,  as placement agent (together with all exhibits
and annexes thereto, the "Placement Memorandum") (a copy of which previously has
been delivered to you),  correctly  describes the general nature of the business
and principal Properties of the Company, the Guarantor and the Subsidiaries.

                                        6

      3.2   Financial Statements; Indebtedness; Material Adverse Change.

            (a) Financial  Statements.  the Guarantor has provided you with (i)
      the audited  consolidated  financial  statements  of the Guarantor and its
      consolidated  subsidiaries  for the years ended December 31, 1992 and 1993
      and (ii) the  consolidated  financial  statements of the Guarantor and its
      consolidated  subsidiaries  for the six month period ending June 30, 1994.
      Such  financial  statements  have been  prepared in  accordance  with GAAP
      consistently  applied,  and present fairly, in all material respects,  the
      financial  position of the Guarantor and its Subsidiaries as of such dates
      and the  results  of their  operations  and cash  flows  for such  periods
      (subject,  in the case of such  interim  statements,  to  normal  year end
      adjustments).  All such financial  statements  include the accounts of all
      subsidiaries  of the Guarantor for the  respective  periods during which a
      subsidiary relationship has existed.

            (b) Debt.  The  Company  has no  outstanding  Debt  except the Debt
      evidenced  by the Notes.  Part 3.2(b) of Annex 3 hereto  lists all debt of
      the Guarantor and the  Subsidiaries  as of October 31, 1994,  and provides
      the following information with respect to each item of such Debt:

                (i) the holder thereof,

                (ii) the outstanding amount,

                (iii) the portion which is classified as current under GAAP, and

                (iv) the collateral securing such Debt, if any.

            (c) Material Adverse Change. Since December 31, 1993, there has been
      no change in the  business,  prospects,  profits,  Properties or condition
      (financial  or  otherwise)  of the  guarantor or any of the  Subsidiaries,
      except  changes in the ordinary  course of business that, in the aggregate
      for all such changes,  could not reasonably be expected to have a Material
      Adverse Effect.

            (d) Other  Financial  Information.  All  statements  or summaries of
      historical  or  pro  forma  financial  condition  and  performance  of the
      Company,  the  Guarantor  and the  Subsidiaries  included in the Placement
      Memorandum  or  delivered  to you  by the  Company  or the  Guarantor  are
      complete  and  correct  in all  material  respects,  and  such  pro  forma
      statements have been prepared based on assumptions and estimates which are
      set forth in the Placement Memorandum and which are reasonable in light of
      the circumstances existing at the time such assumptions and estimates were
      made,  based  on the  best  information  available  to  management  of the
      Guarantor and the  Subsidiaries  at the time of the  preparation  thereof.
      Such assumptions continue to be reasonable,  based on the best information
      available  to the  management  of  the  Company,  the  Guarantor  and  the
      Subsidiaries.

                                        7


      3.3   Subsidiaries and Affiliates.

      The  Company  does not own or  control  any  Securities  or  other  equity
interest of any Person. Part 3.3 of Annex 3 hereto sets forth:

            (a)  the  name  of each of the  Subsidiaries,  its  jurisdiction  of
      incorporation  and  the  percentage  of  its  Voting  Stock  owned  by the
      Guarantor and each other Subsidiary, and

            (b) the name of each  Affiliate  (other  than  individuals)  and the
      nature of its affiliation.

      Each of the Guarantor and the  Subsidiaries  has good and marketable title
to all of the shares it  purports to own of the stock of each  Subsidiary,  free
and  clear  in each  case of any  Lien  (other  than a Lien in favor of the Bank
securing  Debt  described  in Part 3.2(b) of Annex 3). All such shares have been
duly issued and are fully paid and nonassessable.

      3.4   Title to Properties;  Lease; Patents; Trademarks, etc of Guarantor 
and the Subsidiaries.

            (a)  Each  of the  Guarantor  and  the  subsidiaries  has  good  and
      marketable title to all of the real Property, and good title to all of the
      other Property,  reflected in the most recent balance sheet referred to in
      Section  3.2(a)  hereof  (except as sold or  otherwise  disposed of in the
      ordinary  course of business).  All such Property is free from Liens other
      than Permitted Liens.

            (b) Each of the Guarantor and the Subsidiaries has complied with all
      obligations  under all leases to which it is a party  (including,  without
      limitation  the Leases).  All such leases are in full force and effect and
      each of the Guarantor and the Subsidiaries enjoys peaceful and undisturbed
      possession under all such leases.

            (c) Each of the Guarantor and the  Subsidiaries  owns,  possesses or
      has the right to use all of the patents, trademarks,  service marks, trade
      names, copyrights and licenses, and rights with respect thereto, necessary
      for the present and  currently  planned  future  conduct of its  business,
      without any known conflict with the rights of others.

      3.5   Taxes.

            (a) Taxes of company.

            The Company is not in default in the payment of any taxes  levied or
      assessed  against  it, its  assets or the  Mortgaged  Properties.  All tax
      returns to be filed by the Company,  if any, in any  jurisdiction  have in
      fact been filed.

            (b) Returns of Guarantor Filed; Taxes Paid.

            All tax returns to be filed by the Guarantor and each Subsidiary and
      any other Person with which the Guarantor or any  Subsidiary  files or has
      filed a consolidated

                                        8




      return in any  jurisdiction  have been  filed on a timely  basis,  and all
      taxes,  assessments,  fees and other governmental charges upon each of the
      Guarantor,  such  Subsidiary  and any such  Person,  and upon any of their
      respective Properties,  income or franchises, that are shown thereon to be
      due and payable have been paid.

            (c) Book Provisions Adequate.

                (i) The amount of the liability  for taxes  reflected in each of
            the balance sheets  referred to in Section 3.2 (a) hereof is in each
            case an adequate provision for taxes as of the dates of such balance
            sheets (including,  without limitation,  any payment due pursuant to
            any tax sharing  agreement) as are or may become  payable by any one
            or more of the Guarantor and the other Persons consolidated with the
            Guarantor in such financial statements in respect of all tax periods
            ending on or prior to such dates.

                (ii) The Guarantor does not know of any proposed  additional tax
            assessment  against it or any such Person that is not  reflected  in
            full in the most recent  balance sheet referred to in Section 3.2(a)
            hereof; provided, however, the Guarantor has been advised by the IRS
            that its federal income tax return for the Guarantor's 1992 tax year
            is being  audited,  which audit could  result in an  additional  tax
            assessment.

      3.6   Pending Litigation.

            (a) There are no proceedings,  actions or investigations pending or,
      to the  knowledge of the Company or the  Guarantor  threatened  against or
      affecting  the Company,  the  Guarantor or any  Subsidiary in any court or
      before any Governmental  Authority or arbitration  board or tribunal that,
      in the aggregate for all such proceedings, action or investigations, could
      reasonably be expected to have a Material Adverse Effect.

            (b) Neither the Company,  the  Guarantor  nor any  subsidiary  is in
      default with respect to any judgment, order, writ, injunction or decree of
      any court, Governmental Authority,  arbitration board or tribunal that, in
      the aggregate for all such defaults,  could reasonably be expected to have
      a Material Adverse Effect.

      3.7   Full Disclosure.

            The  financial  statements  referred to in Section  3.2(a) hereof do
      not, nor does this Agreement, the Indenture, any other Financing Document,
      the Placement Memorandum or any statement furnished to you by or on behalf
      of the Company or the Guarantor in connection  with this  Agreement or any
      Closing,  contain  any untrue  statement  of a  material  fact or omit a
      material  fact  necessary  to make the  statements  contained  therein and
      herein not misleading. There is no fact that has not been disclosed to you
      in writing that has had or, so far as the Company or the Guarantor can now
      reasonably  foresee,  could  reasonably  be  expected  to have a  Material
      Adverse Effect.

                                        9

      3.8   Organization and Authority.

            (a) The Company. The Company:

                (i) is a limited partnership duly organized and validly existing
            under the laws of the State of
                  Ohio;

                (ii) has all legal and  partnership  power and  authority to own
            and operate the Mortgaged Properties and to carry on its business as
            now conducted and as presently proposed to be conducted;

                (iii) has all licenses,  certificates,  permits,  franchises and
            other governmental  authorizations  necessary to own and operate the
            Mortgaged  Properties  and to carry on its business as now conducted
            and as presently proposed to be conducted; and

                (iv)  has  duly  qualified  or has been  duly  licensed,  and is
            authorized to do business and is in good standing (to the extent the
            concept  of  "good  standing"  exists  in such  jurisdiction),  as a
            foreign  limited  partnership,  in  each  state  where  any  of  the
            Mortgaged Properties is located.

            (b) The Guarantor, the General Partner and the Subsidiaries. Each of
      the Guarantor, the General Partner and the Subsidiaries:

                (i) is a corporation duly incorporated,  validly existing and in
            good standing (to the extent the concept of "good  standing"  exists
            in  such  jurisdiction)  under  the  laws  of  its  jurisdiction  of
            incorporation;

                (ii) has all legal and corporate  power and authority to own and
            operate its Properties and to carry on its business as now conducted
            and as presently proposed to be conducted;

                (iii) has all licenses,  certificates,  permits,  franchises and
            other governmental  authorizations  necessary to own and operate its
            Properties  and to carry on its  business  as now  conducted  and as
            presently proposed to be conducted, except where the failure to have
            such   licenses,   certificates,   permits,   franchises  and  other
            governmental authorizations, in the aggregate for all such failures,
            could reasonably be expected to have a Material Adverse Effect; and

                (iv)  has  duly  qualified  or has been  duly  licensed,  and is
            authorized to do business and is in good standing (to the extent the
            concept of "good standing" exists in such jurisdiction),  as foreign
            corporation,  in each state (each of which  states is listed in Part
            3.8(b) of Annex 3) where the failure to be so  qualified or licensed
            and authorized  and in good standing,  in the aggregate for all such
            failures,  could  reasonably be expected to have a Material  Adverse
            Effect.

                                        10



      3.9   Charter Instruments, Other Agreements, etc.

            (a) Charter Instruments.  Neither the Company, the Guarantor nor any
      subsidiary  is in violation in any respect of any term of any  partnership
      agreement, charter instrument or bylaw, as the case may be.

            (b)  Agreements  Relating  to Debt.  Neither the  Guarantor  nor any
      Subsidiary  is in  violation  of any term in,  and no  default or event of
      default exists under,  any agreement or other  instrument to which it is a
      party or by which it or any of its Properties may be bound relating to, or
      providing  the  terms of,  any Debt  specified  in Part  3.2(b) of Annex 3
      hereto.

            (c) Other Agreements. The Company is not a party to any agreement or
      other instrument other than the Financing Documents. Neither the Guarantor
      nor any  Subsidiary is in violation of any provision of, and no default or
      event of default exists under,  any agreement or other instrument to which
      it is a party or by which it or any of its  Properties may be bound (other
      than the agreements and other instruments  specified in clause (b) of this
      Section 3.9).

      3.10  Restrictions on Company, Guarantor and other Subsidiaries.

      Neither the Company, the Guarantor nor any other Subsidiary:

            (a) is a party to any  contract  or  agreement,  or  subject  to any
      charter  or  other  restriction  that  (in  the  aggregate  for  all  such
      contracts,  agreements and  restrictions)  could reasonably be expected to
      have a Material Adverse Effect; or

            (b) is a party to any contract or agreement that restricts the right
      or ability of such Person to incur Debt, other than this Agreement and the
      agreements  listed  in Part  3.10(b)  of  Annex 3  hereto,  none of  which
      restricts  the  issuance  and sale of the Notes,  the  performance  by the
      Company of its obligations  under this Agreement or under the Notes or the
      performance  by the  Guarantor of its  obligations  under this  Agreement,
      including the Unconditional Guaranty.

      3.11  Compliance with Law.

      Neither the company,  the Guarantor nor any  Subsidiary is in violation of
any law,  ordinance,  governmental  rule or  regulation  to which it is subject,
except for violations which, in the aggregate,  could not reasonably be expected
to have a Material Adverse Effect.

      3.12  ERISA.

            (a)  Relationship  of Vested  Benefits to Pension Plan  Assets.  The
      present value of all benefits;  determined as of the most recent valuation
      date for such  benefits as provided  in Section 6.7 hereof,  vested  under
      each  Pension Plan does not exceed the value of the assets of such Pension
      Plan  allocable  to such vested  benefits,  determined  as of such date as
      provided in Section 6.7 hereof.

                                        11

            (b)  ERISA  Requirements.  Each  of  the  Guarantor  and  the  ERISA
      Affiliates,

                (i) has  fulfilled  all  obligations  under the minimum  funding
            standards of ERISA and the IRC with respect to each Pension Plan,

                (ii) is in  compliance  in all material  respects with all other
            applicable  provisions  of ERISA  and the IRC with  respect  to each
            Pension Plan, and

                (iii) has not incurred any liability  under Title IV of ERISA to
            the PBGC (other than in respect of required insurance premiums,  all
            of which that are due having been paid) with  respect to any Pension
            Plan or any trust established thereunder.

      No Pension Plan, or trust created thereunder, has incurred any accumulated
      funding  deficiency  (as such term is defined  in  section  302 of ERISA),
      whether or not waived,  as of the last day of the most recently ended plan
      year of such Pension Plan.

            (c) Prohibited Transactions.

                (i) The  issuance  and sale by the  company  of the Notes to you
            will not  constitute  a  "prohibited  transaction"  (as such term is
            defined  in section  406 of ERISA or  section  4975 of the IRC) that
            could  subject  any  Person  to the  penalty  or  tax on  prohibited
            transactions  imposed by section 502 of ERISA or section 4975 of the
            IRC, and none of the company,  the Guarantor or any ERISA Affiliate,
            nor any  "employee  benefit  plan"  (as  such  term  is  hereinafter
            defined) of the Company,  the Guarantor,  or any ERISA  Affiliate or
            any  trust  created  thereunder  or  any  trustee  or  administrator
            thereof,  has  engaged in any  "prohibited  transaction"  that could
            subject  any such  Person,  or any  other  party  dealing  with such
            employee  benefit  plan or  trust,  to  such  penalty  or  tax.  The
            representation  by the Company and the  Guarantor  in the  preceding
            sentence is made in reliance upon and subject to the accuracy of the
            representations  in Section  1.3(b) hereof as to the source of funds
            used by you.

                (ii)  Part  3.12 of Annex 3 hereto  completely  lists  all ERISA
            Affiliates and all employee  benefit plans with respect to which the
            Guarantor or any "affiliate"  (as such term is hereinafter  defined)
            of  the  Guarantor  is  a  "party-in-interest"   (as  such  term  is
            hereinafter  defined)  or  in  respect  of  which  the  notes  could
            constitute  an  "employer  security"  (as such  term is  hereinafter
            defined).


      As used in this Section  3.12(c),  the terms  "employee  benefit plan" and
      "party-in-interest"  have the meanings specified in section 3 of ERISA and
      "affiliate" and "employer security" have the meanings specified in section
      407(d) of ERISA.

            (d) Reportable  Events. No Pension Plan or trust created  thereunder
      has been terminated,  and there have been no "reportable  events" (as such
      term is defined in section  4043 of ERISA),  with  respect to any  Pension
      Plan or trust created thereunder, which reportable event or events will or
      could  result in the  termination  of such Pension Plan and give rise to a
      liability of the Guarantor, or any ERISA Affiliate, in respect thereof.

                                        12


            (e)  Multiemployer  Plans.  Neither  the  Guarantor  nor  any  ERISA
      Affiliate  is,  nor has any of them ever been,  an  employer  required  to
      contribute to any Multiemployer Plan.

            (f) Multiple  Employer Pension Plans.  Neither the Guarantor nor any
      ERISA  Affiliate  is,  nor has  any of them  ever  been,  a  "contributing
      sponsor"  (as such  term is  defined  in  section  4001 of  ERISA)  in any
      Multiple Employer Pension Plan.

      3.13  Environmental Protection Laws.

            (a)  Compliance.   Each  of  the  Company,  the  Guarantor  and  the
      Subsidiaries  is in compliance with all  Environmental  Protection Laws in
      effect in each jurisdiction  where it is presently doing business,  except
      where any failures to comply with such  Environmental  Protection Laws, in
      the aggregate for all such  failures,  could not reasonably be expected to
      have a Material Adverse Effect.

            (b) Liability. Neither the Company, the Guarantor nor any Subsidiary
      is subject  to any  liability  under any  Environmental  Protection  Laws,
      except such  liabilities,  in the aggregate for all such  liabilities,  as
      could not reasonably be expected to have a Material Adverse Effect.

            (c) Notices.  Neither the Company,  the Guarantor nor any Subsidiary
      has received any:


                (i) notice from any  Governmental  Authority by which any of its
            present or previously-owned or leased Properties has been identified
            in any manner by any Governmental Authority as a hazardous substance
            disposal or removal  site,  "Super Fund"  clean-up site or candidate
            for removal or closure pursuant to any Environmental Protection Law.


                (ii) notice of any Lien arising under or in connection  with any
            Environmental  Protection  Law that has attached to any revenues of,
            or to, any of its owned or leased Properties; or


                (iii)  communication,  written  or oral,  from any  Governmental
            Authority  concerning  any action or  omission by the  Company,  the
            Guarantor or such  Subsidiary  in  connection  with its ownership or
            leasing of any Property  resulting  in the release of any  Hazardous
            Substance  or  resulting  in  any  violation  of  any  Environmental
            Protection Law.

      3.14  Transactions are Legal and Authorized; Obligations are Enforceable.

            (a)  Transactions  are Legal and  Authorized.  Each of the issuance,
      sale and delivery of Notes by the Company,  the  execution and delivery by
      the Company and the  Guarantor of this  Agreement,  the  Indenture and the
      other Financing  Documents to which each is a party, and compliance by the
      Company and the Guarantor  with all of the  provisions of this  Agreement,
      the Indenture and the other Financing  Documents to which each is a party,
      and, when issued, each of the Notes:

                                        13


                (i) is within the power of the Company and the Guarantor; and

                (ii) is legal and does not conflict  with,  result in any breach
            of any of the provisions of,  constitute a default under,  or result
            in the creation of any Lien upon any Property of the Company  (other
            than Liens in favor or the Security  Trustee),  the Guarantor or any
            Subsidiary  under the  provisions  of,  any  partnership  agreement,
            charter  instrument,  bylaw or  other  agreement  to which  any such
            Person  is a  party  or by  which  any  such  Person  or any of such
            Person's Properties may be bound.

            (b) Obligations are Enforceable.

                (i)  This  Agreement,  the  Indenture  and the  other  Financing
            Documents have been duly authorized by all necessary  partnership or
            corporate action, as the case may be, on the part of the Company and
            the Guarantor,  have been duly executed and delivered by the General
            Partner,  on behalf of the Company,  and one or more duly authorized
            officers of the Guarantor,  and each constitutes a legal,  valid and
            binding obligation of the Company or the Guarantor,  as the case may
            be, enforceable in accordance with its respective terms, and

                (ii) the Notes have been duly authorized and, when issued,  will
            have been duly  executed and  delivered by the General  Partner,  on
            behalf of the Company,  and will constitute legal, valid and binding
            obligations  of the Company,  enforceable  in accordance  with their
            terms.

      3.15  Governmental Consent; Certain Laws.

            (a)  Governmental  Consent.  Neither the nature of the Company,  the
      Guarantor or any Subsidiary,  or of any of their respective  businesses or
      Properties, nor any relationship between the Company, the Guarantor or any
      Subsidiary and any other Person,  nor any  circumstance in connection with
      the offer,  issuance,  sale or delivery of the Notes and the execution and
      delivery of this Agreement,  is such as to require a consent,  approval or
      authorization  of, or filing,  registration  or  qualification  with,  any
      Governmental  Authority on the part of the company,  the  Guarantor or any
      subsidiary as a condition to the execution and delivery of this  Agreement
      or the offer, issuance, sale or delivery of the Notes.

            (b)  Certain  Laws.  Neither  the  Company,  the  Guarantor  nor any
      Subsidiary is subject to regulation under, or otherwise required to comply
      with any filing,  registration or notice provisions of, (i) the Investment
      Company Act of 1940, as amended or (ii) the Public Utility Holding Company
      Act of 1935, as amended.

      3.16  Private Offering of Notes.

      Neither the Company,  the  Guarantor,  any Subsidiary nor Banc One Capital
Corporation  (the only  Person  authorized  or  employed  by the  Company or the
Guarantor as agent, broker,  dealer or otherwise in connection with the offering
or  sale of the  Notes  or any  similar  Security  of the  Company,  other  than
employees of the Company) has offered any of the Notes or any

                                        14


similar  Security  of the Company  for sale to, or  solicited  offers to buy any
thereof from, or otherwise  approached or negotiated  with respect thereto with,
any  prospective  purchaser  other than  thirty-three  (33) other  institutional
investors,  each of whom was  offered  all or a portion  of the Notes at private
sale for investment.

      3.17  No Defaults; Transactions Prior to Facility Closing Date, etc.

            (a) No event has  occurred and no  condition  exists that,  upon the
      execution  and  delivery of this  Agreement  or the issuance of any Notes,
      would constitute a Default or an Event of Default.

            (b) Neither the  Guarantor nor any  Subsidiary  has entered into any
      transaction  during the period beginning on July 1, 1994 and ending on the
      Initial Closing Date that would have been prohibited by Section 6.9 hereof
      through Section 6.14 hereof,  inclusive,  had such Sections applied during
      such period.

      3.18  Use of Proceeds of Notes.

            (a) Use of Proceeds. The Company will use the proceeds from the sale
      of the Notes in accordance with Section 2.1.

            (b) Margin Securities.  None of the transactions contemplated herein
      and in the Notes (including,  without limitation,  the use of the proceeds
      from the sale of the Notes)  violates,  will  violate or will  result in a
      violation  of  section 7 of the  Exchange  Act or any  regulations  issued
      pursuant thereto, including, without limitation, Regulations G, T, U and X
      of the Board of  Governors  of the  Federal  Reserve  System,  12  C.F.R.,
      Chapter II. The  obligations  of the Company and the Guarantor  under this
      Agreement  and the Notes are not and will not be  directly  or  indirectly
      secured (within the meaning of such Regulation G) by any Margin  Security,
      and no Notes are being sold on the basis of any such collateral.

            (c)  Absence  of Foreign or Enemy  Status.  Neither  the sale of the
      Notes  nor the use of  proceeds  from the sale  thereof  will  result in a
      violation of any of the foreign assets  control  regulations of the United
      States Treasury Department (31 CFR, Subtitle B, Chapter V, as amended), or
      any ruling issued  thereunder or any enabling  legislation or Presidential
      Executive Order in connection therewith.

      3.19  Capitalization.

      Part  3.19 of Annex 3 hereto  correctly  lists  the  General  Partner  and
Limited   Partner  and  their   respective   ownership   interests   and  equity
contributions.

      3.20  Solvency.

      The fair value of the  business  and assets of each of the Company and the
Guarantor is in excess of the amount that will be required to pay its respective
liabilities (including, without limitation, contingent,  subordinated, unmatured
and  unliquidated  liabilities on existing debts, as such liabilities may become
absolute and matured), in each case both prior to and after giving

                                        15




effect to the transactions  contemplated by this Agreement and the Notes.  After
giving effect to the transactions  contemplated by this Agreement and the Notes,
neither  the  Company  nor the  Guarantor  will be  engaged in any  business  or
transaction,  or about to engage in any business or transaction,  for which such
Person has unreasonably small capital, and neither the company nor the Guarantor
has or had any intent to hinder,  delay or defraud any entity to which it is, or
will become,  on or after the Initial  Closing Date or the Second  Closing Date,
indebted or to incur debts that would be beyond its ability to pay as such debts
mature.

4.    CLOSING CONDITIONS

      4.1   Initial Closing Conditions. Your obligations to purchase and pay for
the initial  Notes to be delivered to you at the Initial  Closing are subject to
satisfaction of the following conditions precedent:

            (a) Collateral  Documents.  On the Initial Closing Date, each of the
      following documents (collectively called the "Collateral Documents") shall
      have been duly authorized,  executed and delivered by the parties thereto,
      shall be in full force and effect,  and no default shall exist thereunder,
      and the  Security  Trustee  shall  have  received  a fully  executed  copy
      thereof:

                (i) the Indenture, in the form of Exhibit A hereto;

                (ii) the Deeds of Trust  and the  Framingham  Mortgage,  each in
            substantially   the  form  of  Exhibit  C  and   Exhibit  D  hereto,
            respectively; and

                (iii) the Assignments of Leases and Rents, each in substantially
            the form of Exhibit E hereto.

      The Collateral  Documents and any financing  statements  under the Uniform
      Commercial Code executed in connection therewith shall have been recorded,
      registered  and  filed,  if  necessary,  in such  manner as to enable  the
      opinions  referred  to in Section  4.1(g) to be  rendered  by the  Persons
      specified thereby.

            (b) Leases.  On or prior to the Initial  Closing  Date,  each of the
      Leases  shall have been duly  authorized,  executed  and  delivered by the
      parties thereto,  shall be in full force and effect,  and no default shall
      exist  thereunder,  and the Security  Trustee  shall have received a fully
      executed copy thereof.

            (c) Taxes; Other Charges. All taxes, fees and other charges incurred
      in  connection  with  the  execution,   delivery,  recording,  filing  and
      registration  of  this  Agreement,   the  Indenture,  the  Notes  and  the
      Collateral Documents shall have been paid.

            (d) Status of Title.  On the Initial Closing Date, the Company shall
      have  a  good  and  marketable  fee  estate  and  each  of  the  Mortgaged
      Properties, subject only to the Permitted Exceptions.

            (e)  Mortgage  Title  Insurance.  The  Security  Trustee  shall have
      received a policy of  mortgagee  title  insurance  acceptable  to you,  or
      commitments therefor, with

                                        16

      respect to each of the Mortgaged  Properties,  each of which polices shall
      (i)  insure  that  the  Company  is the  owner  of the  subject  Mortgaged
      Property,  (ii) insure that the subject Mortgage  constitutes a first lien
      on the  Mortgaged  Property  covered  thereby,  subject  only to Permitted
      Exceptions,  (iii) be  satisfactory  in form and substance to you and your
      special  counsel,  (iv) be in an amount not less than the amount set forth
      on Part 4.1(e) of Annex 3 hereto with respect to such Mortgaged  Property,
      (v) be issued by a title  insurance  company which is  satisfactory to you
      and (vi) contain such further endorsements and affirmative coverage as you
      may  reasonably   request  and  as  are  available   (including,   without
      limitation,  the  deletion  of all  exceptions  to  coverage in respect of
      survey  disclosures,   mechanic's  liens,  creditor  rights,   parties  in
      possession  and taxes).  All  premiums in respect of such title  insurance
      policies shall have been paid in full and evidence thereof shall have been
      delivered to you.

            (f)  Survey.  You shall have  received a copy of a survey of each of
      the Mortgaged  Properties,  each of which surveys shall be satisfactory in
      scope, detail, form and substance to you and your special counsel.

            (g) Opinions of Counsel.

      You shall have received from

                (i) John Witten, Esq, counsel for the Company,

                (ii) Jerry Williams, General Counsel of the Guarantor,

                (iii) Hebb & Gitlin,  a Professional  Corporation,  your special
      counsel,
      
                (iv) Bingham,  Dana & Gould, local Massachusetts  counsel to the
      Guarantor, and

                (v) Long, Ragsdale and Waters,  P.C., local Tennessee counsel to
      the Guarantor,

      closing opinions, each dated as of the Initial Closing Date, substantially
      in the  respective  forms set forth in Exhibit F-1,  Exhibit F-2,  Exhibit
      F-3,  Exhibit F-4 and  Exhibit F-5 hereto and as to such other  matters as
      each of you may reasonably  request.  This Section 4.1(g) shall constitute
      direction by the Company,  the  Guarantor  and the Lessees to such counsel
      named in the foregoing clause (i), clause (ii), clause (iv) and clause (v)
      to deliver such closing opinion to you.

            (h) Warranties and Representations True.

      The warranties and representations  contained in Section 3 hereof shall be
      true on the  Initial  Closing  Date with the same effect as though made on
      and as of that date.

                                        17


            (i)  Material  Adverse  Change.  No material  adverse  change in the
      financial  condition,  business,  operations  or Property of the Guarantor
      shall have  occurred  on or after the date of the last  audited  financial
      statements of the Guarantor and its consolidated subsidiaries. No material
      adverse  change  in the  condition  of  the  Mortgaged  Properties  or the
      Property of the  Guarantor or the  Subsidiaries  shall have occurred on or
      after such date.

            (j) Officer's Certificates.

      You shall have received:

                (i) a certificate dated such Closing Date and signed by a Senior
            Officer  of  the   General   Partner  on  behalf  of  the   Company,
            substantially in the form of Exhibit G-1 hereto;

                (ii) a  certificate  dated  such  Closing  Date and  signed by a
            Senior  Officer  of the  Guarantor,  substantially  in the  form  of
            Exhibit G-2 hereto;

                (iii) a  certificate  dated such  Closing Date and signed by the
            Secretary  or  an  Assistant   Secretary  of  the  General  Partner,
            substantially in the form of Exhibit H-1 hereto; and

                (iv) a  certificate  dated such  Closing  Date and signed by the
            Secretary or an Assistant Secretary of the Guarantor,  substantially
            in the form of Exhibit H-2 hereto.

            (k) Good Standing Certificates.

      You shall have received certificates, dated on or immediately prior to the
      Initial Closing Date,

                (i) from the Secretary of State (or other appropriate  official)
            of the  jurisdiction of organization or  incorporation,  as the case
            may be, of the Company,  the General Partner,  the Guarantor and the
            Lessees  certifying as to the due  organization,  incorporation  and
            good standing or existence,  as the case may be, of the Company, the
            General Partner, the Guarantor and the Lessees;

                (ii) from the Secretary of State (or other appropriate official)
            of the states of North  Carolina and Tennessee and the  Commonwealth
            of Massachusetts  certifying as to the due  qualification (i) of the
            Company as a foreign limited partnership and (b) the General Partner
            as a foreign corporation, in such jurisdictions.

            (l) Legality.

            The Notes to be acquired by you on the initial  Closing  Date shall,
      on the Initial Closing Date,  qualify as a legal  investment for you under
      applicable  insurance  law  (without  regard to any  "basket"  or "leeway"
      provisions), and such acquisition shall not

                                        18


      subject  you to any penalty or other  onerous  condition  contained  in or
      pursuant to any such law or  regulation,  and you shall have received such
      evidence as you may reasonably  request to establish  compliance with this
      condition.

            (m)  Governmental  Approvals.  On  the  Initial  Closing  Date,  all
      necessary approvals,  authorizations and consents, if any, required of all
      governmental bodies (including courts) having jurisdiction with respect to
      the Mortgaged  Properties,  the Company, the Guarantor or the transactions
      herein contemplated shall have been obtained.


            (n) Environmental  Assessment. A Phase 1 Environmental Assessment of
      each of the Mortgaged  Properties  shall have been performed and you shall
      have received a Phase 1 Environmental  Report relating  thereto,  and such
      assessment  and such report shall be  satisfactory  in all respects to you
      and your special counsel.

            (o) Private Placement Number.

            The Company  shall have  obtained  or caused to be obtained  private
      placement  numbers for the Notes from the CUSIP Service Bureau of Standard
      & Poor's, a division of McGraw-Hill, Inc. and you shall have been informed
      of such private placement numbers.

            (p) Equity Investment.

            You  should  have  received  evidence  satisfactory  to you that the
      Company has received,  as its initial capital,  cash in an amount not less
      than  Seven  Hundred  Ninety-Five  Thousand  Dollars  ($795,000),  in  the
      aggregate, from the General Partner and the Limited Partner.

            (q) Interest Escrow

            The Company  shall have  arranged  for the deposit with the Security
      Trustee (from the proceeds of the Initial  Notes) of the Interest  Deposit
      Amount with respect to the Initial Notes.

            (r) Letter from Banc One Capital Corporation

            Banc One Capital  Corporation  shall have  delivered to you and your
      special  counsel a letter  describing  the manner of the  offering  of the
      Notes, in form and substance satisfactory to you and your special counsel.

            (s) Expenses.

            All fees and  disbursements  required to be paid pursuant to Section
      1.5(b) hereof shall have been paid in full.


                                        19


            (t) Compliance with this Agreement.

            Each of the  Company  and the  Guarantor  shall have  performed  and
      complied with all agreements and  conditions  contained  herein and in the
      Indenture  that are  required  to be  performed  or  complied  with by the
      Company and the  Guarantor on or prior to the Initial  Closing  Date,  and
      such  performance  and  compliance  shall  remain in effect on the Initial
      Closing Date.

            (u) Proceedings Satisfactory.

            All  proceedings  taken in connection  with the issuance and sale of
      the Initial Notes and all documents and papers  relating  thereto shall be
      satisfactory to you and your special counsel. You and your special counsel
      shall have  received,  in a timely  manner,  copies of such  documents and
      papers as you or they may request in connection therewith or in connection
      with your special  counsel's  closing  opinion,  all in form and substance
      satisfactory to you and your special counsel.

      4.2   Second Closing Conditions. Your obligation to purchase and pay for 
the  Second  Notes at the  Second  Closing is  subject  to, in  addition  to the
conditions set forth in Section 4.1, the timely receipt of the Purchase  Request
and satisfaction of the following conditions precedent:

            (a) Opinions of Counsel.

         You shall have received from

                (i) John  Witten,  Esq,  Corporate  Counsel for Banc One Capital
            Partner,

                (ii) Jerry Williams, Esq, General Counsel of the Guarantor, and

                (iii) Hebb & Gitlin,  a Professional  Corporation,  your special
            counsel,

      closing opinions,  each dated as of the Second Closing Date,  updating the
      legal opinions delivered on the Initial Closing Date and acceptable to you
      in form and substance.  This Section 4.2(a) shall constitute  direction by
      the Company  and the  Guarantor  to such  counsel  named in the  foregoing
      clause (i) and clause (ii) to deliver such closing opinion to you.

            (b) Warranties and Representations True.

            The  warranties  and  representations  contained in Section 3 hereof
      shall be true on the Second  Closing  Date with the same  effect as though
      made on and as of the  Second  Closing  Date  and no  Default  or Event of
      Default shall exist.

            (c)  Material  Adverse  Change.  No material  adverse  change in the
      financial  condition,  business,  operations  or Property of the Guarantor
      shall have  occurred on or after the  Initial  Closing  Date.  No material
      adverse  change in the  condition of the Mortgaged  Properties  shall have
      occurred on or after such date.

                                        20


            (d) Officer's Certificate.

            You shall have received a certificate  dated the Second Closing Date
      and  signed by a Senior  Officer of the  General  Partner on behalf of the
      Company, substantially in the form of Exhibit I hereto.

            (e) Legality.

            The Notes to be acquired by you on the Second Closing Date shall, on
      such Closing Date,  qualify as a legal investment for you under applicable
      insurance law (without regard to any "basket" or "leeway" provisions), and
      such  acquisition  shall not subject  you to any penalty or other  onerous
      condition contained in or pursuant to any such law or regulation,  and you
      shall  have  received  such  evidence  as you may  reasonably  request  to
      establish compliance with this condition.

            (f) Interest Escrow

            The Company  shall have  arranged  for the deposit with the Security
      Trustee  (from the proceeds of the Second  Notes) of the Interest  Deposit
      Amount with respect to the Second Notes.

            (g) Expenses.

            All fees and  disbursements  required to be paid pursuant to Section
      1.5(b) hereof shall have been paid in full.

            (h) No Change in Control.

            You shall  have  received  satisfactory  evidence  that no Change in
      Control or Control Event shall have occurred at any time subsequent to the
      Initial Closing Date.

         (i)      Proceedings Satisfactory.

            All  proceedings  taken in connection  with the issuance and sale of
      the Second Notes and all  documents and papers  relating  thereto shall be
      satisfactory to you and your special counsel. You and your special counsel
      shall have  received,  in a timely  manner,  copies of such  documents and
      papers as you or they may request in connection therewith or in connection
      with your special  counsel's  closing  opinion,  all in form and substance
      satisfactory to you and your special counsel.

                                        21



5.    GUARANTY AND OTHER RIGHTS AND UNDERTAKINGS

      5.1   Guarantied Obligations

      The  Guarantor,  in  consideration  of the  execution and delivery of this
Agreement and the purchase of the Notes by the  Purchaser,  hereby  irrevocably,
unconditionally  and absolutely  guarantees to each holder of Notes,  as and for
the Guarantor's own debt, until final and indefeasible payment has been made:

            (a) the due and punctual payment by the Company of
                      
                (i) the principal of, and interest,  and the  Make-Whole  Amount
            (if any) on, the Series A Notes at any time outstanding,

                (ii) the principal of, and interest,  and the Make-Whole  Amount
            (if any) on, the Series B Notes at any time outstanding, and

                (iii) the due and punctual payment of all other amounts payable,
            and all other  indebtedness  owing, by the Company to the holders of
            the Notes under this  Agreement,  the  Indenture,  the Notes and any
            other Financing Document,

      in each case,  when and as the same shall become due and payable,  whether
      at maturity, pursuant to mandatory or optional prepayment, by acceleration
      or otherwise,  all in accordance with the terms and provisions  hereof and
      thereof;  it being the intent of the Guarantor that the guaranty set forth
      in this  Section 5 (the  "Unconditional  Guaranty")  shall be a continuing
      guaranty of payment and not a guaranty of collection; and

            (b) the punctual and faithful performance,  keeping, observance, and
      fulfillment  by the  Company  of all  duties,  agreements,  covenants  and
      obligations of the Company contained in this Agreement, the Indenture, the
      Notes and the other Financing Documents.

All of the  obligations  set forth in subsection  (a) and subsection (b) of this
Section 5.1 are referred to herein as the "Guarantied Obligations."
      
      5.2   Performance Under This Agreement.

      In the event the Company fails to pay, perform,  keep, observe, or fulfill
any  Guarantied  Obligation  in the  manner  provided  in  this  Agreement,  the
Indenture,  the Notes or in the other Financing  Documents,  the Guarantor shall
cause forthwith to be paid the moneys, or to be performed,  kept,  observed,  or
fulfilled  each of such  obligations,  in  respect  of which  such  failure  has
occurred in  accordance  with the terms and  provisions of this  Agreement,  the
Indenture,  the Notes and the other Financing  Documents.  In furtherance of the
foregoing, if an Event of Default shall exist, all of the Guarantied Obligations
shall,  in the manner and  subject to the  limitations  provided  herein for the
acceleration  of the Notes,  forthwith  become due and payable  without  notice,
regardless of whether the  acceleration of the Notes shall be stayed,  enjoined,
delayed or otherwise prevented.

                                       22



      5.3   Primary Obligation.

      The Unconditional Guaranty is a primary, original and immediate obligation
of the Guarantor and is an absolute,  unconditional,  continuing and irrevocable
guaranty of payment and  performance  and shall  remain in full force and effect
until the full, final and indefeasible payment of the Guarantied Obligations.

      5.4   Actions Affecting the Guarantor.

      The  Guarantor  consents  and  agrees  that,  without  notice to or by the
Guarantor and without  impairing,  releasing,  abating,  deferring,  suspending,
reducing,  terminating or otherwise  affecting the  obligations of the Guarantor
hereunder,  each holder of Notes,  in the manner provided  herein,  by action or
inaction, may:

            (a) compromise or settle or discharge the  performance of, or refuse
      to (or otherwise not) enforce,  or (by action or inaction)  release all or
      any one or more parties to, any one or more of the Notes,  this Agreement,
      the Indenture, or the other Financing Documents:

            (b) assign,  sell or transfer,  or otherwise  dispose of, any one or
      more of the Notes;

            (c) grant waivers, extensions, consents and other indulgences to the
      Company or any other guarantor in respect of any one or more of the Notes,
      this Agreement, the Indenture or any other Financing Document;

            (d) amend,  modify or supplement any one or more of the Notes,  this
      Agreement  or the  Indenture,  in  accordance  with  Section 9.5 hereof or
      Section 12.2 of the Indenture;

            (e) amend, modify or supplement any other Financing  Document,  in a
      way which does not  materially  increase  the  obligations  of the Company
      thereunder;
                 
            (f)  release  or  substitute  any one or more  of the  endorsers  or
      guarantors of the Guarantied  Obligations  whether  parties hereto or not;
      and

            (g) sell,  exchange,  release,  surrender  or enforce,  by action or
      inaction,  any  Property  at any time  pledged or granted as  security  in
      respect of the  Guarantied  Obligations,  whether so pledged or granted by
      such  Guarantor or another  guarantor of the Company's  obligations  under
      this Agreement, the Indenture, the Notes or any other Financing Document.

      5.5   Waivers.

      To the fullest extent permitted by law, the Guarantor does hereby waive:

            (a) any notice of

                                       23



                (i) acceptance of the Unconditional Guaranty;

                (ii) any  purchase  of the Notes  under  this  Agreement  or the
            Indenture,  or the creation,  existence or acquisition of any of the
            Guarantied Obligations, or the amount of the Guarantied Obligations,
            subject to the  Guarantor's  right to make inquiry of each holder of
            Notes to ascertain the amount of the Guarantied Obligations owing to
            such holder of Notes at any reasonable time;

                (iii) adverse  change in the financial  condition of the Company
            or any  other  fact  that  might  increase,  expand  or  affect  the
            Guarantor's risk hereunder

                (iv)  presentment  for  payment,  demand,  protest,  and  notice
            thereof as to the Notes or any other instrument; and

                (v) any kind or nature  whatsoever to which the Guarantor  might
            otherwise be entitled  (except  notices of default and any notice or
            demand which is specifically  required to be given to such Guarantor
            pursuant to the terms of this Agreement);

            (b) the right by statute or otherwise to require any holder of Notes
      to institute suit against the Company or any other guarantor or to exhaust
      the rights and remedies of any holder of Notes  against the Company or any
      other guarantor,  the Guarantor being bound to the payment of each and all
      Guarantied  Obligations,  whether now existing or hereafter  accruing,  as
      fully as if such Guarantied Obligations were directly owing to the holders
      of Notes by the Guarantor;

            (c)  the  benefit of any stay  (except in connection  with a pending
      appeal), valuation,  appraisal,  redemption or extension law now or at any
      time hereafter in force which, but for this waiver, might be applicable to
      any sale of Property of the Guarantor  made under any  judgment,  order or
      decree based on this Agreement,  and the Guarantor  covenants that it will
      not at any time insist upon or plead,  or in any manner  claim or take the
      benefit or advantage of such law;

            (d) any defense of objection to the  absolute,  primary,  continuing
      nature,  or the validity,  enforceability  or amount, of the Unconditional
      Guaranty,  including,  without  limitation,  any defense based on (and the
      primary,  continuing nature, and the validity,  enforceability and amount,
      of  the  Unconditional  Guaranty  shall  be  unaffected  by),  any  of the
      following,

                (i) any change in future conditions

                (ii) any change of law,

                (iii)  any  invalidity  or  irregularity  with  respect  to  the
            issuance  or  assumption  of  any  obligations  (including,  without
            limitation,  this Agreement,  the Indenture,  the Notes or any other
            Financing Document) by the Company or any other Person,

                                       24



                (iv) the  execution  and  delivery of any  agreement at any time
            hereafter  (including,   without  limitation,  this  Agreement,  the
            Indenture, the Notes or any other Financing Document) of the Company
            or any other Person,

                (v) the genuineness,  validity,  regularity or enforceability of
            any of the Guarantied Obligations


                (vi) any default, failure or delay, willful or otherwise, in the
            performance of any obligations by the Company or the Guarantor,

                (vii) any creditors' rights,  bankruptcy,  receivership or other
            insolvency   proceeding  of  the  Company  or  the   Guarantor,   or
            sequestration  or  seizure  of any  Property  of the  Company or the
            Guarantor,   or   any   merger,    consolidation,    reorganization,
            dissolution,  liquidation  or  winding  up or  change  in  corporate
            constitution or corporate  identity or loss of corporate identity of
            the Company or the Guarantor,

                (viii) any  disability  or other  defense of the  Company or the
            Guarantor to payment and  performance of all Guarantied  Obligations
            other than the defense that the  Guarantied  Obligations  shall have
            been fully and finally  performed and  indefeasibly  paid,  

                (ix) the cessation from any cause whatsoever of the liability of
            the  Company  or  the   Guarantor  in  respect  of  the   Guarantied
            Obligation,  and any other  defense that the Guarantor may otherwise
            have against the Company or any holder of Notes,

                (x)  impossibility  or illegality of  performance on the part of
            the Company or the Guarantor  under this  Agreement,  the Indenture,
            the Notes or any other Financing Document,

                (xi)  any  change  of  the  circumstances  of the  Company,  the
            Guarantor  or  any  other   Person,   whether  or  not  foreseen  or
            foreseeable,  whether  or  not  imputable  to  the  Company  or  the
            Guarantor,   including,   without   limitation,   impossibility   of
            performance through fire,  explosion,  accident,  labor disturbance,
            floods, droughts,  embargoes, wars (whether or not declared),  civil
            commotions,  acts of God or the public  enemy,  delays or failure of
            suppliers or carriers,  inability to obtain  materials,  economic or
            political conditions, or any other causes affecting performance,  or
            any other  force  majeure,  whether or not beyond the control of the
            Company or the Guarantor and whether or not of the kind hereinbefore
            specified,

                (xii)  any  attachment,  claim,  demand,  charge,  lien,  order,
            process,  encumbrance  or any other  happening  or event or  reason,
            similar  or  dissimilar  to the  foregoing,  or any  withholding  or
            diminuation  at the  source,  by reason of any  taxes,  assessments,
            expenses, indebtedness, obligations or liabilities of any character,
            foreseen  or  unforeseen,  and  whether or not valid  incurred by or
            against  any  Person,  or any  claims,  demands,  charges,  liens or
            encumbrances of any nature, foreseen or unforeseen,  incurred by any
            Person, or against any sums

                                       25



            payable under this Agreement,  the Indenture, the Notes or any other
            Financing  Document  that such sums would be rendered  inadequate or
            would be unavailable to make the payment as herein provided,

                (xiii) any change in the  ownership of the equity  securities of
            the Company or the Guarantor,

                (xiv) the lack of due  diligence  by the holders of the Notes in
            the  collection,  protection  or  realization  upon  any  collateral
            securing the Notes (including,  without limitation any rights of the
            Guarantor under North Carolina General Statute ss. 26-7), or

                (xv) any other  action,  happening,  event or reason  whatsoever
            that shall delay,  interfere with, hinder or prevent,  or in any way
            adversely affect, the performance by the Company or the Guarantor of
            any of its  obligations  under this  Agreement,  the Indenture,  the
            Notes or any other Financing Document.

      5.6   Certain Waivers of Subrogation, Reimbursement and Indemnity.

      The Guarantor  hereby  acknowledges and agrees that until such time as the
Guarantied  Obligations have been finally and  indefeasibly  paid, the Guarantor
shall not have any right of subrogation,  reimbursement, or indemnity whatsoever
in respect of the  Guarantied  Obligations,  and no right of recourse to or with
respect to any assets or Property of the  Company.  Nothing  shall  discharge or
satisfy the  obligations  of the Guarantor  hereunder  except the full and final
performance and indefeasible payment of the Guarantied Obligations.

      5.7   Invalid Payments.

      The  Guarantor  further  agrees  that,  to the extent the Company  makes a
payment or payments to any holder of a Note or Notes,  which payment or payments
or any part thereof are subsequently  invalidated,  declared to be fraudulent or
preferential, set aside or required, for any of the foregoing reasons or for any
other reason, to be repaid or paid over to a custodian, trustee, receiver or any
other  party or  officer  under  any  bankruptcy,  reorganization,  arrangement,
insolvency,  readjustment  of  debt,  dissolution  or  liquidation  law  of  any
jurisdiction,  state or federal law, or any common law or equitable cause,  then
to the extent of such  payment or  repayment,  the  obligation  or part  thereof
intended to be satisfied shall be revived and continued in full force and effect
as if said payment had not been made and the Guarantor shall be primarily liable
for such obligation.

      5.8   Marshaling.

      The  Guarantor  consents  and agrees that each  holder of Notes,  and each
Person  acting  for the  benefit  of each  holder  of  Notes,  shall be under no
obligation  to  marshal  any assets in favor of the  Guarantor  or against or in
payment of any or all of the Guarantied Obligations.

                                       26



      5.9   Subordination.

      In the event  that,  for any  reason  whatsoever,  the  Company  is now or
hereafter becomes indebted to the Guarantor in respect of any Indebtedness,  the
Guarantor agrees that the amount of such Indebtedness, interest thereon, and all
other amounts due with respect thereto, shall, at all times during the existence
of an Event of Default,  be  subordinate  as to time of payment and in all other
respects to all the Guarantied Obligations,  and that the Guarantor shall not be
entitled to enforce or receive payment thereof until all sums then due and owing
to the holders of Notes in respect of the Guarantied Obligations shall have been
paid in full,  except that such Guarantor may enforce any obligations in respect
of any such Indebtedness  owing to the Guarantor from the Company so long as all
proceeds in respect of any recovery from such  enforcement  shall be held by the
Guarantor  in trust for the  benefit of the  holders of the Notes.  If any other
payment,  other than pursuant to the immediately preceding sentence,  shall have
been made to the  Guarantor by the Company on any such  Indebtedness  during any
time  that an Event of  Default  exists  and there  are  Guarantied  Obligations
outstanding, the Guarantor shall hold in trust all such payments for the benefit
of the holders of Notes.

      5.10  Setoff, Counterclaim or Other Deductions.

      Except as otherwise  required by law, each payment by the guarantor  shall
be made without setoff, counterclaim or other deduction.

      5.11  No Election of Remedies by Noteholders.

      Each holder of Notes shall,  individually or collectively,  have the right
to seek recourse against the Guarantor to the fullest extent provided for herein
for the Guarantied Obligations.  No election to proceed in one form of action or
proceeding,  or against any party,  or on any  obligation,  shall  constitute  a
waiver  of such  holder's  right to  proceed  in any  other  form of  action  or
proceeding or against other parties unless such holder has expressly waived such
right in writing.  Specifically,  but without  limiting  the  generality  of the
foregoing, no action or proceeding by any holder of Notes against the Company or
the Guarantor  under any document or instrument  evidencing  obligations  of the
Company or the  Guarantor  to such holder of Notes  shall serve to diminish  the
liability of any Guarantor under this Agreement (including,  without limitation,
this  Section 5),  except to the extent  that such  holder of Notes  finally and
unconditionally shall have realized payment by such action or proceeding.

      5.12  Separate Action; Other Enforcement Rights.

            (a) Subject to Section 8.2 of the Indenture,  each of the rights and
      remedies  granted  under this Section 5 to each holder of Notes in respect
      of the Notes held by such holder may be exercised  by such holder  without
      notice by such  holder to, or the  consent of or any other  action by, any
      other holder of Notes.

            (b) Each  holder  of Notes  may  proceed,  as  provided  in  Section
      5.12(a),  to protect  and enforce  the  Unconditional  Guaranty by suit or
      suits or proceedings in equity,  at law or in bankruptcy,  and whether for
      the specific  performance of any covenant or agreement  contained  therein
      (including,  without limitation, in this Section 5) or in execution of aid
      of any power  herein  granted  or for the  recovery  of  judgment  for the
      obligations

                                       27



      hereby  guarantied or for the  enforcement  of any other proper,  legal or
      equitable remedy available under applicable law.

      5.13  Noteholder Setoff.

      Each holder of Notes shall have,  to the fullest  extent  permitted by law
and this  Agreement,  a right of set-off against any and all credits and any and
all other Property of the Guarantor,  now or at any time whatsoever  with, or in
the possession of, such holder,  or anyone acting for such holder, to ensure the
full performance of any and all obligations of the Guarantor hereunder.

      5.14  Delay or Omission; No Waiver.

      No course of  dealing  on the part of any  holder of Notes and no delay or
failure  on the  part  of any  such  Person  to  exercise  any  right  hereunder
(including,  without  limitation,  this  Section 5) shall  impair  such right or
operate as a waiver of such right or otherwise  prejudice such Person's  rights,
powers and remedies hereunder. Every right and remedy given by the Unconditional
Guaranty or by law to any holder of Notes may be exercised  from time to time as
often as may be deemed expedient by such Person.

      5.15  Restoration of Rights and Remedies.

      If any holder of Notes shall have instituted any proceeding to enforce any
right or remedy under the  Unconditional  Guaranty,  under any Note held by such
holder of Notes, and such proceeding shall have been dismissed,  discontinued or
abandoned  for any  reason,  or shall  have been  determined  adversely  to such
holder,  then and in every  such case  each such  holder,  the  Company  and the
Guarantor  shall,  except as may be limited  or  affected  by any  determination
(including,  without  limitation,  any determination in connection with any such
dismissal) in such  proceeding,  be restored  severally and  respectively to its
respective former positions hereunder and thereunder, and thereafter, subject as
aforesaid,  the rights and remedies of such  holders of Notes shall  continue as
though no such proceeding had been instituted.

      5.16  Cumulative Remedies.

      No remedy  under  this  Agreement  (including,  without  limitation,  this
Section  5),  the  Indenture,  the Notes or any  other  Financing  Documents  is
intended to be exclusive of any other remedy, but each and every remedy shall be
cumulative  and in addition to any and every other remedy given pursuant to this
Agreement  (including,  without  limitation,  this Section 5), the  Indenture or
pursuant to the Notes.

      5.17  Execution and Delivery of Notes by Guarantor.

      The  Guarantor  shall,  upon the  issuance of any new Notes by the Company
pursuant  to  Section  2.7 of  the  Indenture,  cause  the  confirmation  of the
Unconditional  Guaranty provided for thereon to be duly executed. The failure of
the Guarantor to execute and deliver the  confirmation  as required herein shall
not relieve the  Guarantor of its  Unconditional  Guaranty  with respect to such
Note.

                                       28



      5.18  Survival.

      So long as the  Guarantied  Obligations  shall  not have  been  fully  and
finally performed and indefeasibly  paid, the obligations of the Guarantor under
this  Section 5 shall  survive  the  transfer  and  payment  of any Note and the
payment in full of all the Notes.
      
6.    COVENANTS OF THE GUARANTOR

      The Guarantor  covenants that on and after the Initial Closing Date and so
long as any of the Notes shall be outstanding:

      6.1   Payment of Taxes and Claims.

      The Guarantor will pay, and will cause each Restricted  Subsidiary to pay,
before they become delinquent:

            (a) all  taxes,  assessments  and  governmental  charges  or  levies
      imposed upon it or its Property; and

            (b) all  claims or  demands  of  materialmen,  mechanics,  carriers,
      warehousemen,  vendors,  landlords and other like Persons that, if unpaid,
      might result in the creation of a Lien upon its Property;

provided, that items of the foregoing description need not be paid

                (i)  while  being  actively  contested  in  good  faith  and  by
            appropriate  proceedings as long as adequate book reserves have been
            established and maintained and exist with respect thereto, and

                (ii) so long as the title of the  Company  to,  and its right to
            use, such Property, is not materially adversely affected thereby.

      6.2   Maintenance of Properties; Corporate Existence; etc.

      The Guarantor will, and will cause each Restricted Subsidiary to:

            (a) Property - maintain its Property in good  condition  and working
      order,  ordinary wear and tear excepted,  and make all necessary renewals,
      replacements, additions, betterments and improvements thereto;

            (b)  Insurance  - maintain,  with  financially  sound and  reputable
      insurers, insurance with respect to its Property and business against such
      casualties  and   contingencies,   of  such  types   (including,   without
      limitation,  insurance with respect to losses arising out of Property loss
      or damage,  public liability,  business  interruption,  larceny,  workers'
      compensation, embezzlement or other criminal misappropriation) and in such
      amounts as is customary in accordance with sound business practices in the
      case of corporations of established  reputations  engaged in the same or a
      similar  business and similarly  situated;  from and after January 1, 1996
      all such insurance shall be placed

                                       29



      with insurers  accorded a rating by A.M. Best Company of "A" or better and
      a size  rating of "X" or better (or  comparable  ratings  by a  comparable
      rating  agency).  For purposes of this Section 6.2 and the other Financing
      Documents,  an insurer shall be considered to have satisfied the aforesaid
      rating and size requirements with respect to any policy to the extent that
      it has ceded  liability  under such policy to a reinsurer  which satisfies
      such  rating and size  requirements  pursuant to a  reinsurance  agreement
      acceptable to you in all respects, and a cut-through agreement (acceptable
      to you in all  respects)  is in effect  with  respect to such  reinsurance
      agreement.

            (c) Financial  Records - keep accurate and complete books of records
      and accounts in which  accurate and complete  entries shall be made of all
      its business  transactions  and that will permit the provision of accurate
      and complete financial statements in accordance with GAAP;

            (d)  Corporate  Existence  and  Rights  - do or cause to be done all
      things  necessary  to  preserve  and keep in full  force  and  effect  its
      corporate  existence,  as the case may be, rights  (charter and statutory)
      and franchises, except where the failure to do so, in the aggregate, could
      not reasonably be expected to have a Material Adverse Effect; and

            (e) Compliance with Law - not be in violation of any law,  ordinance
      or  governmental  rule or  regulation  to which it is subject  (including,
      without  limitation,  any  Environmental  Protection  Law) and not fail to
      obtain any license,  certificate,  permit, franchise or other governmental
      authorization  necessary  to the  ownership  of its  Properties  or to the
      conduct of its business if such  violations or failures to obtain,  in the
      aggregate,  could  reasonably  be expected to have (i) a Material  Adverse
      Effect or (ii) a material  adverse  effect on the ability of the Guarantor
      and the Restricted  Subsidiaries  to conduct in the future the business it
      conducts at the time of such violation or failure to obtain.

      6.3   Maintenance of Office.

      The Guarantor  will maintain an office at the address of the Guarantor set
forth in Section 9.1 hereof where notices,  presentations and demands in respect
of this Agreement may be made upon the Guarantor. Such office will be maintained
at such address until such time as the Guarantor shall notify the holders of the
Notes of any  change of  location  of such  office,  which  will in any event be
located within the United States of America.

      6.4   Line of Business.

      The Guarantor will not, and will not permit any Restricted  Subsidiary to,
engage in any business if, after giving effect  thereto,  the general  nature of
the  businesses  of the Guarantor and the  Restricted  Subsidiaries,  taken as a
whole, would no longer be substantially the same as the businesses  described in
the Placement Memorandum. The guarantor shall manage and operate such businesses
in  substantially  the same manner that they are managed and  operated as of the
Initial Closing Date.
                                       30



      6.5   Transactions with Affiliates.

      The Guarantor will not, and will not permit any Restricted  Subsidiary to,
enter into any transaction, including, without limitation, the purchase, sale or
exchange of Property or the rendering of any service, with any Affiliate, except
transactions  (a)  having  terms  no less  favorable  to the  Guarantor  or such
Restricted  Subsidiary  than  those  that  could  be  obtained  in a  comparable
arm's-length  transaction with a Person not an Affiliate,  and (b) approved by a
majority of the Guarantor's  directors,  including a majority of the independent
and disinterested directors.

      6.6   Private Offering.

      The  Guarantor  will not,  and will not permit  any  Person  acting on its
behalf to, offer the Notes or any similar Securities for issuance or sale to, or
solicit any offer to acquire any of the same from, any Person so as to bring the
issuance  and sale of the  Notes  within  the  provisions  of  section  5 of the
Securities Act.

      6.7   Pension Plans.

            (a)  Compliance.  The  Guarantor  will,  and will  cause  each ERISA
      Affiliate to, at all times with respect to each Pension Plan,  make timely
      payment of contributions required to meet the minimum funding standard set
      forth in ERISA or the IRC with  respect  thereto,  and to comply  with all
      other applicable provisions of ERISA and the IRC.

            (b)  Relationship  of Vested  Benefits to Pension Plan  Assets.  The
      Guarantor  will not at any time permit the present  value of all  employee
      benefits  vested  under  each  Pension  Plan to exceed  the assets of such
      Pension Plan allocable to such vested  benefits at such time, in each case
      determined pursuant to Section 6.7(c).

            (c)  Valuations.  All  assumptions and methods used to determine the
      actuarial  valuation of vested  employee  benefits under Pension Plans and
      the present  value of assets of Pension  Plans will be  reasonable  in the
      good faith judgment of the Guarantor and will comply with all requirements
      of law.

            (d) Prohibited Actions.  The Guarantor will not, and will not permit
      any ERISA Affiliate to:

                (i)  engage  in any  "prohibited  transaction"  (as  defined  in
            section 406 of ERISA or section  4975 of the IRC) that would  result
            in the imposition of a material tax or penalty;

                (ii) incur with  respect to any  Pension  Plan any  "accumulated
            funding deficiency" (as defined in section 302 of ERISA), whether or
            not waived:

                (iii)  terminate  any Pension Plan in a manner that could result
            in the  imposition of a Lien on the Property of the Guarantor or any
            Subsidiary  pursuant to section 4068 of ERISA or the creation of any
            liability under section 4062 of ERISA;

                                       31



                (iv) fail to make any payment  required by section 515 of ERISA;
            or

                (v) at any time be an "employer"  (as defined in section 3(5) of
            ERISA)  required  to  contribute  to  any  Multiemployer  Plan  or a
            "substantial  employer"  (as  defined  in  section  4001  of  ERISA)
            required to contribute to any Multiple  Employer Pension Plan if, at
            such time, it could reasonably be expected that the Guarantor or any
            Subsidiary  will  incur  withdrawal  liability  in  respect  of such
            Multiemployer  Plan or  Multiple  Employer  Pension  Plan  and  such
            liability,  if incurred,  together with the aggregate  amount of all
            other  withdrawal  liability  as  to  which  there  is a  reasonable
            expectation of incurrence by the Guarantor or any  Subsidiary  under
            any one or more  Multiemployer  Plans or Multiple  Employer  Pension
            Plans,  could  reasonably  be  expected  to have a Material  Adverse
            Effect.

      6.8   Pro-Rata Offers.

      The  Guarantor  will  not,  and  will not  permit  any  Subsidiary  or any
Affiliate to,  directly or indirectly,  acquire or make any offer to acquire any
Notes unless the Guarantor or such Subsidiary or Affiliate shall have offered to
acquire Notes, pro rata, from all holders of the Notes and upon the same terms.

      6.9   Fixed Charge Coverage.

      The Guarantor  will not permit the ratio (as determined at the end of each
fiscal  quarter of the  Guarantor) of  Consolidated  Income  Available for Fixed
Charges for the period of four (4) consecutive  fiscal quarters of the Guarantor
ended on such date to Consolidated Fixed Charges for such period to be less than
2.0 to 1.0.

      6.10  Maintenance of Consolidated Net Worth.

      The Guarantor shall at all times maintain  Consolidated Adjusted Net Worth
of not less than Sixty-Five Million Dollars ($65,000,000).

      6.11  Debt Restrictions.

            (a)  Consolidated  Total Debt.  The  Guarantor  will not at any time
      permit  Consolidated  Total  Debt to exceed  fifty-five  percent  (55%) of
      Consolidated Total Capitalization.

            (b)  Restricted  Subsidiary  Debt;  Capital Lease  Obligations.  The
      Guarantor  will not at any time  permit  the sum of (i)  Total  Restricted
      Subsidiary  Debt  plus,  without   duplication,   (ii)  Capitalized  Lease
      Obligations,  to exceed ten percent  (10%) of  Consolidated  Adjusted  Net
      Worth.

            (c)  Limitation  on AFC  Debt.  The  Guarantor  will not at any time
      permit the ratio of Total AFC Debt to AFC Net Worth to be more than 5.0 to
      1.0.

            (d) Limitation on AFC Advance Loan Ratio.  The Guarantor will not at
      any time permit the Aggregate outstanding amount of AFC Advances to exceed
      the lesser of

                                       32



      (i) eighty-five percent (85%) of AFC Eligible  Receivables at such time or
      (ii) the aggregate  amount of AFC Eligible  Receivables  multiplied by the
      advance rate allowed with respect to AFC Eligible  Receivables under AFC's
      primary line of credit at such time.

      6.12  Transfers of Property; Subsidiary Stock.

            (a)  Transfers  of  Property.  The  Guarantor  will not, nor will it
      permit any Restricted Subsidiary to, sell (including,  without limitation,
      any sale and  subsequent  leasing  as lessee of such  Property),  lease as
      lessor, transfer, or otherwise dispose of (individually, a "Transfer", and
      collectively  "Transfers") any Property of the Guarantor or any Restricted
      Subsidiary (including, without limitation, Subsidiary Stock), except:

                (i) Transfers of inventory and of obsolete or worn out Property,
            in each case in the ordinary  course of business of the Guarantor or
            such Restricted Subsidiary;

                (ii) Transfers  from the Guarantor to a Wholly-Owned  Restricted
            Subsidiary;

                (iii) Transfers from a Restricted Subsidiary to the Guarantor or
            another Restricted Subsidiary;

                (iv)  Transfers of Subsidiary  Stock  permitted  pursuant to the
            provisions of Section 6.12(b); and

                (v) a Transfer of Property to a Person  other than an  Affiliate
            for cash  consideration  which Transfer is deemed, in the good faith
            opinion of the Board of Directors  (or  management of the Company in
            the case of a sale  involving  assets having an aggregate book value
            of  less   than  Two   Million   Five   Hundred   Thousand   Dollars
            ($2,500,000)),  to be for the Fair Market Value of such Property and
            in the best interests of the Guarantor and provided that each of the
            following conditions is satisfied with respect to such Transfer:

                     (A) the sum of

                         (1) the current book value of such Property, plus
                         
                         (2) the  aggregate  book  value of each  other  item of
                         Property   of  the   Guarantor   and   its   Restricted
                         Subsidiaries   transferred  (other  than  in  Transfers
                         referred to in the foregoing clause (i), clause (ii) or
                         clause  (iii) or  Transfers  referred to in clause (i),
                         clause (ii) or clause (iii) of Section  6.12(b)) during
                         the three hundred  sixty-five (365) day period ended as
                         of the date of such Transfer,

                  would not  exceed  ten  percent  (10%) of  Consolidated  Total
                  Assets  determined  as at the end of the most  recently  ended
                  fiscal quarter of the Guarantor prior to such Transfer, and


                                       33



                     (B) immediately  before and after the  consummation of such
                Transfer,  and after giving effect thereto,  no Default or Event
                of Default would exist.

      Notwithstanding  the foregoing,  a Transfer of Property shall be deemed to
be excluded from the foregoing  provisions of this Section 6.12  (including  any
calculation made pursuant to Section  6.12(a)(v)(A)(2)) if such Transfer is to a
Person other than an Affiliate for cash consideration  which Transfer is deemed,
in the good  faith  opinion  of the Board of  Directors  (or  management  of the
Company in the case of a sale involving assets having an aggregate book value of
less than Two Million Five Hundred Thousand Dollars ($2,500,000)), to be for the
Fair Market  Value of such  Property  and in the best  interests of the Company,
and;

                (I) within one hundred  eighty  (180) days after such  Transfer,
            the entire proceeds of such Transfer (net of reasonable and ordinary
            transaction  costs and  expenses  incurred in  connection  with such
            Transfer) are applied by the Guarantor or such Restricted Subsidiary
            to purchase  new  Property for use in the conduct of the business of
            the Guarantor or the Restricted Subsidiaries as such businesses were
            conducted on the Initial Closing Date; or

                (II) contemporaneously with such Transfer the entire proceeds of
            such  Transfer  are  applied to the payment of Senior  Funded  Debt,
            provided that any  prepayment of Senior Funded Debt under a facility
            or  arrangement  that  permits the  reborrowing  of such Debt by the
            Guarantor or the Restricted  Subsidiaries shall not be counted under
            this clause (II) unless the  availability  to reborrow  such Debt is
            permanently  reduced by an amount equal to the  principal  amount of
            such Senior Funded Debt repaid.

         (b) Transfers of Subsidiary  Stock. The Guarantor will not, nor will it
         permit any Restricted  Subsidiary to,  transfer any shares of the stock
         (or any  warrants,  rights  or  options  to  purchase  stock  or  other
         Securities  exchangeable for or convertible into stock) of a Restricted
         Subsidiary (such stock, warrants,  rights, options and other Securities
         herein called "Subsidiary Stock"),  nor will any Restricted  Subsidiary
         issue,  sell or otherwise  dispose of any shares of its own  Subsidiary
         Stock, provided that the foregoing restrictions do not apply to:

                (i) the issuance by a Subsidiary of shares of its own Subsidiary
            Stock  to  either  the  Guarantor  or  a   Wholly-Owned   Restricted
            Subsidiary;

                (ii)  Transfers by the  Guarantor  or a Subsidiary  of shares of
            Subsidiary  Stock to the Guarantor or to a  Wholly-Owned  Restricted
            Subsidiary;

                (iii) the  issuance by a  Subsidiary  of  directors'  qualifying
            shares; and

                (iv) the Transfer of all of the Subsidiary Stock of a Subsidiary
            owned by the Guarantor and the Subsidiaries if:

                                       34



                     (A) such  Transfer  satisfies  all of the  requirements  of
                Section 6.12(a)(v) hereof;

                     (B) in connection with such Transfer the entire  Investment
                (whether represented by stock, Debt, claims or otherwise) of the
                Guarantor  and the  other  Subsidiaries  in such  Subsidiary  is
                Transferred to a Person other than the Guarantor or a Subsidiary
                not being simultaneously disposed of;

                     (C) the  Subsidiary  being  disposed  of has no  continuing
                Investment  in any other  Subsidiary  not  being  simultaneously
                disposed of or in the Guarantor; and

                     (D) immediately  before and after the  consummation of such
                Transfer,  and after giving effect thereto,  no Default or Event
                of Default would exist.

For purposes of determining the book value of Property  constituting  Subsidiary
Stock being  Transferred as provided in clause (iv) above, such book value shall
be deemed to be the aggregate  book value of all assets of the  Subsidiary  that
shall have issued such Subsidiary Stock.

      6.13  Restricted Payments.

      The Guarantor will not, and will not permit any Restricted  Subsidiary to,
make any  Restricted  Payment  unless,  immediately  after giving effect to such
Restricted Payment,

            (a) the aggregate amount of all Restricted  Payments declared,  paid
      or made (as the case may be) since  July 1, 1994  would not exceed the sum
      of

                (i) an amount equal to fifty percent (50%) of  Consolidated  Net
            Income for the cumulative period (treated as one fiscal period) from
            July 1, 1994 to the date of such Restricted Payment, plus

                (ii) the net cash proceeds from the sale of any capital stock of
            the  Guarantor  (or  debt  securities  of  the  Guarantor  that  are
            subsequently  converted or exchanged or such capital stock,  at Fair
            Market Value, on a dollar for dollar basis)  occurring after July 1,
            1994; and

            (b) no Default or Event of Default exists or would exist.

      6.14  Merger and Consolidation.

      The Guarantor will not, and will not permit any Restricted  Subsidiary to,
merge or  consolidate  with or into, any other Person or permit any other Person
to merge or consolidate with or into it (except that a Restricted Subsidiary may
merge or  consolidate  into the  Guarantor  or  another  Restricted  Subsidiary)
provided that the foregoing

                                       35



restrictions  shall not apply to the merger or consolidation of the Guarantor or
a Restricted Subsidiary with or into another corporation, if:

            (a)  with  respect  to  a  merger  or  consolidation  involving  the
      Guarantor:

                (i)  the   corporation   which   results  from  such  merger  or
            consolidation  (the  "Surviving  Corporation")  is  solvent  and  is
            organized  under the laws of the  United  States of  America  or any
            state thereof;

                (ii)  the due  and  punctual  payment  of the  principal  of and
            Make-Whole  Amount,  if  any,  and  interest  on all  of the  Notes,
            according to their tenor,  and the due and punctual  performance and
            observance of all the covenants in the Notes,  this  Agreement,  the
            Indenture  and the other  Financing  Documents  to be  performed  or
            observed by the Company,  are expressly  guaranteed by the Surviving
            Corporation  pursuant to a guaranty  agreement in substantially  the
            form of the  Unconditional  Guaranty  and  approved by the  Required
            Holders,  and the Guarantor causes to be delivered to each holder of
            Notes  an  opinion  of  independent  counsel,  in  form,  scope  and
            substance  satisfactory to the Required Holders,  to the effect that
            such guaranty agreement is enforceable in accordance with its terms;
            and

                (iii) immediately after the consummation of the transaction, and
            after giving  effect  thereto,  no Default or Event of Default would
            exist;

            (b) with respect to a merger or consolidation involving a Restricted
      Subsidiary:


                (i) the Surviving  Corporation is solvent and is organized under
            the laws of the United States of America or any state thereof;

                (ii) such merger or  consolidation is undertaken for the primary
            purpose  of  providing  the  Guarantor  with the  means  to  acquire
            (through a Restricted Subsidiary) an automobile auction business;

                (iii) all of the Capital Stock of the Surviving  Corporation  is
            owned directly or indirectly by the Guarantor; and

                (iv) immediately after the consummation of the transaction,  and
            after giving  effect  thereto,  no Default or Event of Default would
            exist.

7.    INFORMATION AS TO THE GUARANTOR

      7.1   Financial and Business Information.

      The  Guarantor  will deliver to the  Purchaser and to each other holder of
Notes:

            (a) Quarterly  Statements--as  soon as practicable  after the end of
      each quarterly  fiscal period in each fiscal year of the Guarantor  (other
      than the last quarterly

                                      36



fiscal period of each such fiscal year), and in any event within sixty (60) days
thereafter, duplicate copies of

                (i) a  consolidated  balance  sheet  of the  Guarantor  and  its
            consolidated Subsidiaries as at the end of such quarter, and

                (ii) consolidated statements of operations,  shareholders equity
            and cash flows of the  Guarantor and its  consolidated  Subsidiaries
            for such quarter and (in the case of the second and third  quarters)
            for the portion of the fiscal year ending with such quarter,

setting forth in each case in comparative form the figures for the corresponding
periods in the  previous  fiscal year,  all in  reasonable  detail,  prepared in
accordance  with GAAP and certified as complete and correct,  subject to changes
resulting  from  year-end  adjustments,  by  a  Senior  Financial  Officer,  and
accompanied by the certificate required by Section 7.2 hereof;

            (b) Annual Statements -- as soon as practicable after the end of
      each fiscal year of the Guarantor, and in any event within one hundred
      twenty (120) days thereafter, duplicate copies of

                (i)  consolidated  balance  sheets  of  the  Guarantor  and  its
            consolidated Subsidiaries as at the end of such year, and

                (ii)  consolidated   statements  of  operations,   shareholders'
            equity,  and  cash  flows  of the  Guarantor  and  its  consolidated
            Subsidiaries for such year,

setting  forth in each case in  comparative  form the figures  for the  previous
fiscal year,  all in reasonable  detail,  prepared in  accordance  with GAAP and
accompanied by

                     (A) an opinion of independent  certified public accountants
                of recognized  national standing,  which opinion shall,  without
                qualification  (including,  without  limitation,  qualifications
                related  to  the  scope  of the  audit  or  the  ability  of the
                Guarantor or a Subsidiary to continue as a going concern), state
                that such financial  statements  present fairly, in all material
                respects, the financial position of the companies being reported
                upon and their  results  of  operations  and cash flows and have
                been prepared in conformity  with GAAP, and that the examination
                of such accountants in connection with such financial statements
                has been made in accordance  with  generally  accepted  auditing
                standards,  and that such audit provides a reasonable  basis for
                such opinion in the circumstances.

                     (B) a certification by a Senior Financial Officer that such
                consolidated financial statements are complete and correct, and

                     (C) the  certificates  required  by Section 7.2 and Section
                7.3 hereof;

                                       37



            (c) Audit Reports -- promptly upon receipt  thereof,  a copy of each
      other report  submitted to the Guarantor or any  Subsidiary by independent
      accountants in connection  with any annual,  interim or special audit made
      by them of the books of the Guarantor or any Subsidiary;

            (d) SEC and  Other  Reports  --  within  fifteen  (15) days of their
      becoming available,  one copy, without duplication,  of (i) each financial
      statement,  report, notice or proxy statement sent by the Guarantor or any
      Subsidiary to public securities holders  generally,  and (ii) each regular
      or periodic report (including,  without limitation,  each Annual Report on
      Form 10-K,  each Quarterly  Report on Form 10-Q and each Current Report on
      Form 8-K), each registration statement (other than registration statements
      on Form S-8) which shall have become effective (without exhibits except as
      expressly requested by a holder of Notes), and each final prospectus,  and
      all  amendments  to any of the  foregoing,  filed by the  Guarantor or any
      Subsidiary with, or received by, such Person in connection therewith from,
      the Securities and Exchange Commission or any successor agency;
            
            (e) ERISA --

                (i) immediately upon becoming aware of the occurrence of any

                     (A) "reportable  event" (as such term is defined in section
                4043 of ERISA), or

                     (B)  "prohibited  transaction"  (as such term is defined in
                section 406 of ERISA or section 4975 of the IRC),

            in connection with any Pension Plan or any trust created thereunder,
            a written  notice  specifying  the nature  thereof,  what action the
            Guarantor  is taking or proposes to take with  respect  thereto and,
            when known,  any action taken by the IRS, the Department of Labor or
            the PBGC with respect thereto; and

                (ii)  prompt  written  notice  of  and,  where   applicable,   a
            description of

                     (A) any notice from the PBGC in respect of the commencement
                of  any  proceedings  pursuant  to  section  4042  of  ERISA  to
                terminate any Pension Plan or for the  appointment  of a trustee
                to administer any Pension Plan,

                     (B) any distress  termination  notice delivered to the PBGC
                under section 4041 of ERISA in respect of any Pension Plan,  and
                any determination of the PBGC in respect thereof,

                     (C)   the   placement   of  any   Multiemployer   Plan   in
                reorganization status under Title IV of ERISA,
 
                     (D) any  Multiemployer  Plan becoming  "insolvent" (as such
                term is  defined  in section  4245 of ERISA)  under  Title IV of
                ERISA,

                                      38


                     (E) the whole or partial withdrawal of the Guarantor or any
                ERISA Affiliate from any  Multiemployer  Plan and the withdrawal
                liability incurred in connection therewith, and

                     (F) any material increase in contingent  liabilities of the
                Guarantor or any  Subsidiary  in respect of any  post-retirement
                employee welfare benefits.

            (f) Actions, Proceedings -- promptly after the commencement thereof,
      written  notice of any action or  proceeding  relating to the Guarantor or
      any  Subsidiary  in any  court or before  any  Governmental  Authority  or
      arbitration   board  or  tribunal  as  to  which  there  is  a  reasonable
      possibility of an adverse determination and that, if adversely determined,
      is reasonably likely to have a Material Adverse Effect;

            (g) Notice of Default or Event of Default -- promptly  upon becoming
      aware of the  existence  of any  condition  or event  that  constitutes  a
      Default or an Event of Default, a written notice specifying the nature and
      period of  existence  thereof and what action the  Guarantor  is taking or
      proposes to take with respect thereto;


            (h) Notice of Claimed  Default -- promptly upon becoming  aware that
      the holder of any Note, or of any Debt or other  Security of the Guarantor
      or any Subsidiary,  shall have given notice or taken any other action with
      respect  to a  claimed  Default,  Event of  Default,  default  or event of
      default,  a written notice  specifying the notice given or action taken by
      such  holder  and the nature of the  claimed  Default,  Event of  Default,
      default or event of default  and what  action the  Guarantor  is taking or
      proposes to take with respect thereto;

            (i) Notice of Control Event -- promptly (and in any event with three
      (3) Business  Days) upon becoming  aware of any Control Event or Change of
      Control,  written  notice  thereof to the  Company  and to each  holder of
      Notes.

            (j)  Information  Furnished to Other Creditors -- promptly after any
      request therefor, copies of any statement, report or certificate furnished
      to any holder of Debt or the Guarantor or any Subsidiary;

            (k) Rule 144A -- promptly  after any request  therefor,  information
      requested to comply with 17 C.F.R. Section 230.144A,  as amended from time
      to time;

            (l) Requested  Information -- promptly  after any request  therefor,
      such other  data and  information  as from time to time may be  reasonably
      requested by any holder of Notes,  including,  without  limitation,  data,
      information, agreements, instruments or documents relating to the business
      or financial  operations or performance of the Guarantor or any Subsidiary
      and any financial statements prepared by the Guarantor (in addition to the
      financial  statements  specified  in  clause  (a) and  clause  (b) of this
      Section 7.1), in each case which may be reasonably requested by any holder
      of Notes; and

            (m) Banking  Relationship  with Security Trustee -- promptly (and in
      any event within three (3) Business  Days) upon the  establishment  of any
      lending relationship

                                       39


      between any one or more of the Guarantor and its  Subsidiaries  on the one
      hand  and  PNC  Bank,  Kentucky,  Inc.,  or  any of  its  subsidiaries  or
      affiliates,   on  the  other  hand,  a  written  notice   describing  such
      relationship.

      7.2   Officer's Certificates.

      Each  set of  financial  statements  delivered  to each  holder  of  Notes
pursuant to Section  7.1(a) or Section  7.1(b) hereof shall be  accompanied by a
certificate of a Senior Financial Officer setting forth:

            (a)  Covenant  Compliance  -- the  information  (including  detailed
      calculations,  and, if any Unrestricted  Subsidiaries  shall exist as such
      during  the  period  covered  by  any  such  financial   statement,   such
      calculations shall include, without limitation, adjusting calculations and
      entries which shall consist of, among other things, adjusting calculations
      on  (x)  a  consolidated  basis  for  the  Guarantor  and  the  Restricted
      Subsidiaries,  (y) a consolidated basis for the Unrestricted  Subsidiaries
      and (z) on a  separate  basis  for AFC)  required  in  order to  establish
      whether the Guarantor was in compliance  with the  requirements of Section
      6.9 through Section 6.14 hereof,  inclusive,  during the period covered by
      the income statement then being furnished  (including with respect to each
      such Section, where applicable, the calculations of the maximum or minimum
      amount,  ratio or percentage,  as the case may be,  permissible  under the
      terms of such  Sections,  and the  calculation  of the  amounts,  ratio or
      percentage then in existence).

            (b) Event of Default -- a statement  that the signers have  reviewed
      the relevant terms hereof and have made, or cause to be made,  under their
      supervision,  a review of the transactions and conditions of the Guarantor
      and the Subsidiaries  from the beginning of the accounting  period covered
      by the  income  statement  being  delivered  therewith  to the date of the
      certificate  and that such review shall not have  disclosed  the existence
      during such period of any condition or event that constitutes a Default or
      an Event of Default or, if any such  condition or event existed or exists,
      specifying the nature and period of existence  thereof and what action the
      Guarantor shall have taken or proposes to take with respect thereto.

      7.3   Accountants' Certificates.

      Each set of annual  financial  statements  delivered  pursuant  to Section
7.1(b) hereof shall be  accompanied  by a  certificate  of the  accountants  who
certify such financial statements, stating that

            (a) they have reviewed this Agreement and stating further,  whether,
      in making their audit, such accountants have become aware of any condition
      or event that then  constitutes  a Default or an Event of Default  and, if
      such  accountants  are aware that any such condition or event then exists,
      specifying the nature and period of existence thereof, and

            (b) they have reviewed the annual  certificate of a Senior Financial
      Officer of the  Guarantor  provided  pursuant to clause (a) of Section 7.2
      hereof and that they confirm the calculations contained therein.

                                       40



      7.4   Inspection.

      The Guarantor will permit the  representatives of each holder of Notes (at
the expense of the  Guarantor  at any time when a Default or an Event of Default
exists, and otherwise at the expense of such holder) to visit and inspect any of
the  Properties of the Guarantor or any other  Subsidiary,  to examine all their
respective books of account,  records,  reports and other papers, to make copies
and extracts  therefrom and to discuss their  respective  affairs,  finances and
accounts  with their  respective  officers,  employees  and  independent  public
accountants (and by this provision the Guarantor  authorizes such accountants to
discuss the finances and affairs of the Guarantor and the Subsidiaries),  all at
such reasonable times and as often as may be reasonably requested.

8.    INTERPRETATION OF THIS AGREEMENT

      8.1   Terms Defined.

      As used herein, the following terms have the respective meanings set forth
below or set forth in the Section of this Agreement following such term:

         AFC -- means Automotive Finance  Corporation,  an Indiana  corporation,
one  hundred  percent  (100%)  of the  Voting  Stock  of  which  is owned by the
Guarantor.

         AFC  Advances  --  means  at any  time  the  aggregate  amount  of Debt
outstanding under all lines of credit available to AFC at such time.

         AFC  Eligible  Receivables  -- means all  receivables  of AFC which (a)
arise from a transaction in the ordinary course of AFC's  business,  (b) are not
subject to any dispute, offset,  counterclaim,  or other claim or defense on the
part of the Person who is obligated under such  receivable,  and (c) are not due
from an account debtor 20% or more of the aggregate  accounts of which are sixty
or more days past due.

         AFC Net  Worth --  means,  at any  time,  shareholders'  equity  of AFC
determined in accordance with GAAP, minus the sum, without duplication, of

            (a)  goodwill,   patents,   trademarks,   trade  secrets  and  other
      intangible assets, and

            (b) accounts receivable and notes receivable due from any Affiliate.

      Affiliate  --  means,  at any  time,  a Person  (other  than a  Restricted
      Subsidiary)

            (a) that directly or indirectly  through one or more  intermediaries
      Controls,  or is  Controlled  by,  or is  under  common  Control  with the
      Guarantor,

            (b) that beneficially owns or holds five percent (5%) or more of any
      class of the equity interest or Voting Stock of the Guarantor,

                                       41

            
            (c) five percent (5%) or more of the Voting Stock (or in the case of
      a  Person  that is not a  corporation,  five  percent  (5%) or more of the
      equity  interest) of which is beneficially  owned or held by the Guarantor
      or a Subsidiary, or

            (d) that is an officer  or  director  (or a member of the  immediate
      family of an officer or director) of the Guarantor or any Subsidiary,

at such time.

As used in this definition:

            Control -- means the  possession,  directly  or  indirectly,  of the
      power to direct or cause the direction of the management and policies of a
      Person, whether through the ownership of voting securities, by contract or
      otherwise.

      Agreement,  this --  means  this  Note  Purchase  Agreement,  as it may be
amended and restated from time to time.

      Assignments of Leases and Rents -- means each of those certain Assignments
of Leases and Rents between the Company and the Security Trustee with respect to
the Leases delivered, pursuant to Section 4.1(a) hereof.

      Bank -- means Banc One, Indianapolis, National Association.

      Bank Loan  Agreement  -- means that  certain  Third  Amended and  Restated
Credit Agreement,  dated June 30, 1994, among the Guarantor,  AFC, ADESA Funding
Corporation and the Bank, is in effect on the Initial Closing Date.

      Board of Directors  -- means the board of directors of the  Guarantor or a
Subsidiary, as applicable, or any committee thereof that, in the instance, shall
have the  lawful  power to  exercise  the power and  authority  of such board of
directors.

      Business Day -- means, at any time, a day other than a Saturday,  a Sunday
or a day on  which  the  bank  designated  by the  holder  of a Note to  receive
payments  on  such  Note  is  required  by law  (other  than a  general  banking
moratorium or holiday for a period  exceeding four (4)  consecutive  days) to be
closed.

      Capital  Lease -- means,  at any time,  a lease or a  conditional  sale or
other  title  retention  agreement  with  respect  to which  the  lessee  or the
purchaser  theroef is required to recognize the  acquisition of an asset and the
incurrence of a liability in accordance with GAAP.

      Capitalized  Lease  Obligation  -- at any  time,  shall  mean  all  rental
obligations of the Guarantor and the Restricted  Subsidiaries which, under GAAP,
would be recorded as liabilities on a consolidated balance sheet of such Persons
at such time.

      Change in  Control  -- means a  "Change  in  Control"  as  defined  in the
Indenture.

      Charlotte  Property  -- means  the  "Charlotte  Property"  as such term is
defined in the Indenture.

                                       42



      Closings  -- means  either or both of the  Initial  Closing and the Second
Closing.

      Closing Dates -- means either or both of the Initial  Closing Date and the
Second Closing Date.

      Collateral Documents -- Section 4.1(a).

      Company -- has the meaning assigned to such term in the introductory
sentence hereof.

      Consolidated  Adjusted  Net  Worth -- means,  at any  time,  shareholders'
equity of the Guarantor and the Subsidiaries  determined on a consolidated basis
in accordance with GAAP, minus

            the sum, without duplication of

                (i) the  amounts,  if any, by which the  aggregate  value of all
            Investments  (valued as set forth in the definition of  "Investment"
            set forth in this  Section  8.1) at such time  exceeds  ten  percent
            (10%) of shareholders' equity at such time, plus

                (ii) the  amount  at such  time  attributed  to the  Guarantor's
            Investment in AFC, plus

                (iii)  the  amount at such time  attributed  to the  Guarantor's
            equity contribution to AFC, plus

                (iv) assets located, and notes and receivables due from obligors
            domiciled,  outside  the United  States of  America,  Puerto Rico or
            Canada,

all determined on a consolidated basis for such Persons in accordance with GAAP.

      Consolidated Fixed Charges -- means, for any period, the sum of

            (a) Consolidated Interest Expense for such period, plus

            (b) the  amount of  Operating  Rentals  payable  in  respect of such
      period by the Guarantor and the Restricted Subsidiaries,  determined after
      eliminating   intercompany   transactions  among  the  Guarantor  and  the
      Restricted Subsidiaries.

      Consolidated Income Available for Fixed Charges -- means, for any
period, the sum of

            (a) Consolidated Net Income, plus

            (b) the  aggregate  amount of income  taxes and  Consolidated  Fixed
      Charges (to the extent, and only to the extent, that such aggregate amount
      was  reflected  in the  computation  of  Consolidated  Net Income for such
      period),

in each  case  accrued  for such  period  by the  Guarantor  and the  Restricted
Subsidiaries, determined on a consolidated basis for such Persons.

                                       43



      Consolidated  Interest  Expense -- means,  for any  period,  the amount of
interest accrued or capitalized on, or with respect to,  Consolidated Total Debt
for such period, including, without limitation, amortization of debt discount,
imputed interest on Capital Leases and interest on the Notes.

      Consolidated Net Income -- means,  for any period,  net earnings (or loss)
after income taxes of the Guarantor and the Restricted Subsidiaries,  determined
on a consolidated basis for such Persons, but excluding:

            (a) net  earnings  (or loss) of any  Restricted  Subsidiary  accrued
      prior to the date it became a Restricted Subsidiary;

            (b) any  gain  or  loss  (net  of tax  effects  applicable  thereto)
      resulting from the sale, conversion or other disposition of Capital Assets
      other than in the ordinary course of business;

            (c) any extraordinary, unusual or nonrecurring gains or losses;

            (d) any gain arising from any reappraisal or write-up of assets;

            (e) any  portion of the net  earnings of any  Restricted  Subsidiary
      that for any  reason  is  unavailable  for  payment  of  dividends  to the
      Guarantor;

            (f) any gain or loss (net of tax effects applicable  thereto) during
      such period  resulting  from the receipt of any proceeds of any  insurance
      policy;

            (g) any  earnings  of any Person  acquired by the  Guarantor  or any
      Restricted  Subsidiary  through  purchase,   merger  or  consolidation  or
      otherwise,  or earnings of any Person  substantially  all of whose  assets
      have been acquired by the Guarantor or any Restricted Subsidiary,  for any
      period prior to the date of acquisition;

            (h) net earnings of any Person (other than a Restricted  Subsidiary)
      in  which  the  Guarantor  or any  Restricted  Subsidiary  shall  have  an
      ownership  interest  unless such net  earnings  shall have  actually  been
      received by the  Guarantor or such  Restricted  Subsidiary  in the form of
      cash distributions; and

            (i) any restoration  during such period to income of any contingency
      reserve,  except to the extent that  provision  for such  reserve was made
      during such period out of income accrued during such period.

      Consolidated  Operating  Rental  Expense -- means,  for any  period,  the
amount of Operating  Rentals accrued on, or with respect to, Operating Leases of
the Guarantor and the Restricted Subsidiaries having a remaining term in excess
of one year, determined on a consolidated basis for such Persons in accordance
with GAAP, for such period.

      Consolidated  Total Assets -- means,  at any time, the total amount of all
assets of the  Guarantor and the  Restricted  Subsidiaries  (less  depreciation,
depletion and other properly

                                      44



deductible  valuation  reserves),  determined on a  consolidated  basis for such
Persons in accordance with GAAP.

      Consolidated  Total  Capitalization  -  means,  at any  time,  the  sum of
Consolidated Total Debt plus consolidated Adjusted Net Worth, at such time.

      Consolidated Total Debt - means, at any time, the aggregate amount of Debt
of the Guarantor and the Restricted  Subsidiaries,  determined on a consolidated
basis for such  Persons,  at such  time,  including  (without  duplication)  the
aggregate principal amount of the Notes then outstanding.

      Control  Event - means a  "Control  Event" as such term is  defined in the
Indenture.

      Debt  -  means,  at  any  time,  with  respect  to  any  Person,   without
duplication:

            (a) all  indebtedness  of such Person for borrowed  money or for the
      deferred  purchase price of Property acquired by, or services rendered to,
      such Person,

            (b) All  indebtedness  of such Person  created or arising  under any
      conditional  sale or other title  retention  agreement with respect to any
      property acquired by such Person,

            (c) Capitalized Lease Obligations,

            (d) all  indebtedness or other payment  obligations for the deferred
      purchase price of property or services  secured by any Lien upon or in any
      Property  owned by such  Person  whether or not such person has assumed or
      become liable for the payment of such indebtedness,

            (e) indebtedness arising under acceptance facilities,  in connection
      with surety or other similar bonds, and the undrawn maximum face amount of
      all  outstanding  letters of credit  issued for the account of such Person
      and,  without  duplication,  the  outstanding  amount of all drafts  drawn
      thereunder,

            (f)  obligations  of such  Person  with  respect  to  interest  rate
      protection agreements,

            (g) all  liabilities  of such Person in respect of  unfunded  vested
      benefits  under Pension Plans and all asserted  withdrawal  liabilities of
      such Person or a commonly controlled entity to a Multiemployer Plan, and

            (h) all direct or indirect Guaranties by such Person of

                (i)  indebtedness  described  in this  definition  of any  other
            Person (other than AFC); or

                (ii) indebtedness of any other Person the proceeds of which were
            utilized to finance Property of the Guarantor.

                                       45



      Deeds of Trusts - means the  "Charlotte  Deed of Trust" and the "Knoxville
Deed of Trust" as such terms are defined in the Indenture.

      Default - means a "Default" as such term is defined in the Indenture.

      Dollars or $ - means United States of America dollars.

      Environmental  Protection Law - means any federal, state, county, regional
or local law, statute or regulation (including, without limitation, CERCLA, RCRA
and SARA) enacted in connection with or relating to the protection or regulation
of the environment,  including,  without  limitation,  those laws,  statutes and
regulations regulating the disposal,  removal,  production,  storing,  refining,
handling, transferring,  processing or transporting of Hazardous Substances, and
any  regulations  issued or promulgated in connection  with such statutes by any
Governmental Authority, and any orders, decrees or judgments issued by any court
of competent jurisdiction in connection with any of the foregoing.

As used in this definition:

                  CERCLA  -  means  the  Comprehensive  Environmental  Response,
         Compensation,  and  Liability Act of 1980, as amended from time to time
         (by SARA or otherwise),  and all rules and  regulations  promulgated in
         connection therewith.

                  RCRA - means the  Resource  Conservation  and  Recovery Act of
         1976,  as  amended  from time to time,  and all  rules and  regulations
         promulgated in connection therewith.

                  SARA - means the Superfund  Amendments and Reauthorization Act
         of 1986,  as amended from time to time,  and all rules and  regulations
         promulgated in connection therewith.

         ERISA - means the Employee  Retirement  Income Security Act of 1974, as
amended from time to time.

         ERISA Affiliate - means any corporation or trade or business that:

            (a) is a member  of the  same  "controlled  group  of  corporations"
      (within the meaning of section 414(b) of the IRC) as the Guarantor; or
                  
            (b) is under "common  control" (within the meaning of section 414(c)
      of the IRC) with the Guarantor.

         Event of Default - means an "Event of  Default" as such term is defined
in the Indenture.

         Exchange Act - means the  Securities  Exchange Act of 1934,  as amended
from time to time.

                                       46



      Fair Market Value - means, at any time, with respect to any Property,  the
value of such  Property that would be realized in an  arm's-length  sale at such
time between an informed and willing  buyer and an informed and willing  seller,
each under no compulsion to buy or sell.

      Financing Documents - means this Agreement,  the Indenture, the Notes, the
Collateral  Documents and any other  agreements and instruments  entered into in
connection with the transactions contemplated hereby.

      Framingham  Mortgage  - means the  "Framingham  Mortgage"  as such term is
defined in the Indenture.

      Framingham  Property  - means the  "Framingham  Property"  as such term is
defined in the Indenture.

      GAAP - means  accounting  principles as  promulgated  from time to time in
statements,  opinions and  pronouncements by the American Institute of Certified
Public  Accountants  and the Financial  Accounting  Standards  Board and in such
statements,  opinions and  pronouncements of such other entities with respect to
financial   accounting  of  for-profit  entities  as  shall  be  accepted  by  a
substantial  segment  of the  accounting  profession  in the  United  States  of
America.

      General Partner - Asset Holdings Corporation III, a Delaware  corporation,
the sole general partner of the Company.

      Governmental Authority - means:

            (a) the government of

                (i) the  United  States  of  America  and  any  state  or  other
            political subdivision thereof, or

                (ii) any  other  jurisdiction  (A) in  which  the  Company,  the
            Guarantor or any Subsidiary conducts all or any part of its business
            or (B) that asserts  jurisdiction over the conduct of the affairs or
            Properties of the Company, the Guarantor or any Subsidiary; and

            (b)  any  entity  exercising   executive,   legislative,   judicial,
      regulatory or  administrative  functions  of, or  pertaining  to, any such
      government.

      Guarantied Obligations - Section 5.1(a).

      Guarantor  - has the  meaning  assigned  to such term in the  introductory
sentence hereof.

      Guaranty - means,  with  respect to any Person  (for the  purposes of this
definition, the "General Guarantor"),  any obligation (except the endorsement in
the  ordinary  course of  business  of  negotiable  instruments  for  deposit or
collection) of the General Guarantor  guaranteeing or in effect guaranteeing any
indebtedness,  dividend or other  obligation  of any other Person (the  "Primary
Obligor") in any manner,  whether  directly or  indirectly,  including,  without
limitation,  obligations incurred through an agreement, contingent or otherwise,
by the General Guarantor:
                                       47



            (a) to purchase  such  indebtedness  or  obligation  or any Property
      constituting security therefor;

            (b) to advance or supply funds

                (i) for the purpose of payment of such indebtedness, dividend or
            other obligation, or

                (ii)  to  maintain   working  capital  or  other  balance  sheet
            condition or any income  statement  condition of the Primary Obligor
            or otherwise to advance or make available  funds for the purchase or
            payment of such indebtedness, dividend or other obligation;

            (c) to lease Property or to purchase Securities or other Property or
      services  primarily  for  the  purpose  of  assuring  the  owner  of  such
      indebtedness  or obligation of the ability of the Primary  Obligor to make
      payment of the indebtedness or obligation; or

            (d) otherwise to assure the owner of the  indebtedness or obligation
      of the Primary Obligor against loss in respect thereof.

For purposes of  computing  the amount of any  Guaranty in  connection  with any
computation of  indebtedness  or other  liability,  it shall be assumed that the
indebtedness  or other  liabilities  that are the subject of such  Guaranty  are
direct obligations of the issuer of such Guaranty.

      Hazardous Substances - means any and all pollutants,  contaminants,  toxic
or hazardous  wastes and any other substances that might pose a hazard to health
or safety, the removal of which may be required or the generation,  manufacture,
refining, production,  processing, treatment, storage, handling, transportation,
transfer, use, disposal, release, discharge,  spillage, seepage or filtration of
which is or shall be, in each of the foregoing cases, restricted,  prohibited or
penalized by any applicable law.

      Indenture - Section 1.1(a)

      Initial Note Purchase - Section 1.1(b).

      Initial Notes - Section 1.1(b).

      Initial Closing - Section 1.2(a).

      Initial Closing Date - Section 1.2(a).

      Institutional Investor - means the Purchaser,  any affiliate of any of the
Purchaser  and any holder or  beneficial  owner of Notes that is an  "accredited
investor" as defined in section 2(15) of the Securities Act.

      Interest  Deposit  Amount - with respect to any Note,  means the amount of
interest  scheduled to accrue on such Note from the date of issuance  thereof to
and including June 30, 1995.
                                      48



      Investment  -  means  any  investment,  made in  cash  or by  delivery  of
Property, by the Guarantor or any Restricted Subsidiary:

            (a) in any Person, whether by acquisition of stock,  indebtedness or
      other  obligation  or Security,  or by loan,  Guaranty,  advance,  capital
      contribution or otherwise; or

            (b) in any Property.

Investments  shall be valued at cost less any net return of capital  through the
sale or liquidation thereof or other return of capital thereon.

      IRC - means the Internal Revenue Code of 1986, together with all rules and
regulations promulgated pursuant thereto, as amended from time to time.

      IRS - means the Internal Revenue Service and any successor agency.

      Knoxville  Property  - means  the  "Knoxville  Property"  as such  term is
defined in the Indenture.

      Leases - means the "Leases" as defined in the Indenture.

      Lessees - means ADESA-Charlotte,  Inc., A.D.E. of Knoxville, Inc. and Auto
Dealers Exchange of Concord, Inc.

      Lien - means any interest in Property securing an obligation owed to, or a
claim by, a Person other than the owner of the  Property,  whether such interest
is based on the common law, statute or contract, and including,  but not limited
to, the security  interest  lien arising from a mortgage,  encumbrance,  pledge,
conditional sale, sale with recourse or a trust receipt, or a lease, consignment
or bailment for security purposes. The term "Lien" includes, without limitation,
reservations,  exceptions, encroachments,  easements, rights-of-way,  covenants,
conditions,  restrictions,  leases and other title  exceptions and  encumbrances
affecting real Property and includes, without limitation, with respect to stock,
stockholder  agreements,  voting trust agreements,  buy-back  agreements and all
similar  arrangements.  For the purposes hereof, the Company and each Subsidiary
shall be deemed to be the owner of any Property  that it shall have  acquired or
holds  subject  to  a  conditional  sale  agreement,   Capital  Lease  or  other
arrangement  pursuant to which  title to the  Property  has been  retained by or
vested in some other Person for security purposes, and such retention or vesting
is deemed a Lien.  The term "Lien" does not include  negative  pledge clauses in
agreements relating to the borrowing of money.

      Limited  Partner  -  means  January  Partnership  Ltd.,  an  Ohio  limited
partnership.

      Make-Whole Amount - means the "Make-Whole  Amount" as such term is defined
in the Indenture.

      Margin  Security - means "margin  stock" within the meaning of Regulations
G, T and X of the Board of Governors of the Federal Reserve  System,  12 C.F.R.,
Chapter II, as amended from time to time.

                                      49



      Material Adverse Effect - means a material adverse effect on

            (a) the Mortgaged Properties,

            (b) the business,  profits, Properties or financial condition of the
      Guarantor and the Subsidiaries, taken as a whole,

            (c) the ability of the Company to perform its  obligations set forth
      in this Agreement and in the Notes,

            (d) the  ability of the  Guarantor  to perform its  obligations  set
      forth in this Agreement, or

            (e) the validity or enforceability of any material term or provision
      of this  Agreement,  the  Indenture,  the  Notes  or any  other  Financing
      Document.

      Mortgaged Improvements - means the "Mortgaged  Improvements" as defined in
the Indenture.

      Mortgaged Land - means the "Mortgaged Land" as such term is defined in the
Indenture.

      Mortgaged  Properties - means the  "Mortgaged  Properties" as such term is
defined in the Indenture.

      Mortgages  -  means  the  "Mortgages"  as  such  term  is  defined  in the
Indenture.

      Multiemployer Plan - means any "multiemployer plan" (as defined in section
3(37) of ERISA) in respect of which the  Company  or any ERISA  Affiliate  is an
"employer" (as such term is defined in section 3 of ERISA).

      Notes - Section 1.1(a).

      Operating Lease - means, with respect to any Person,  any lease other than
a Capital Lease.

      Operating  Rentals - means,  at any time,  all  fixed  payments  which the
lessee is  required  to make by the terms of any  Operating  Lease but shall not
include amounts required to be paid in respect of maintenance,  repairs,  income
taxes,  Property  taxes,  insurance,  assessments  or other  similar  charges or
additional  rentals (in excess of fixed  minimums)  based upon a  percentage  of
gross receipts.

      PBGC - means the Pension  Benefit  Guaranty  Corporation and any successor
corporation or governmental agency.

      Pension Plan - means, at any time, any "employee pension benefit plan" (as
such term is  defined  in  section 3 of  ERISA)  maintained  at such time by the
Guarantor or any ERISA  Affiliate  for  employees of the Guarantor or such ERISA
Affiliate, excluding any Multiemployer Plan.

                                      50



      Permitted  Exceptions  - means  "Permitted  Exceptions"  as defined in the
Indenture.

      Permitted Liens - means

                (i) Taxes, etc. - Liens securing Property taxes,  assessments or
            governmental   charges  or  levies  or  the  claims  or  demands  of
            materialmen,  mechanics, carriers, warehousemen,  vendors, landlords
            and other like Persons, so long as

                     (A) the payment thereof is being actively contested in good
                faith and by appropriate  proceedings and adequate book reserves
                have been  established  and  maintained  and exist with  respect
                thereto, and

                     (B) the title of the  Guarantor or the  Subsidiary,  as the
                case may be, to,  and its right to use,  such  Property,  is not
                materially adversely affected thereby;

                (ii) Certain Encumbrances - Liens in the nature of reservations,
            exceptions,  encroachments,   easements,  rights-of-way,  covenants,
            conditions,  restrictions, leases and other similar title exceptions
            or  encumbrances   affecting  real  Property,   provided  that  such
            exceptions  and  encumbrances  do not in  the  aggregate  materially
            detract from the value of such  Properties or  materially  interfere
            with  the  use of  such  Property  in the  ordinary  conduct  of the
            business of the  Guarantor and the  Subsidiaries,  taken as a whole;
            and

                (iii)  Debt  -  Liens  securing  Debt  of the  Guarantor  or the
            Subsidiaries  provided  that  such  Debt is  permitted  pursuant  to
            Section 6.11 hereof.

         Person  -  means  an  individual,  sole  proprietorship,   partnership,
corporation,  limited liability company,  trust,  joint venture,  unincorporated
organization, or a government or agency or political subdivision thereof.

         Placement memorandum - Section 3.1.

         Property - means any interest in any kind of property or asset, whether
real, personal or mixed, and whether tangible or intangible.

         Purchase Request - means a document which conforms to Section 1.1(c).

         Purchaser - means Principal Mutual Life Insurance Company.

         Required  Holders  - means,  at any  time,  the  holders  of more  than
sixty-six and two-thirds  percent  (66-2/3%) in principal amount of the Notes at
the time  outstanding  (exclusive  of Notes then owned by any one or more of the
Company, the Guarantor, any Subsidiary and any Affiliate).

                                      51



Restricted  Investment  -  means,  at  any  time,  all  Investments  except  the
following:

            (a)  Investments  in Property to be used in the  ordinary  course of
      business of the Guarantor and the Restricted Subsidiaries;

            (b)  Investments in AFC, a Restricted  Subsidiary or any corporation
      that concurrently with such Investment becomes a Restricted Subsidiary;

            (c) Investments in direct obligations of (or obligations  guarantied
      by),  (i) the  United  States of  America or (ii) any agency of the United
      States of America the obligations of which agency carry the full faith and
      credit of the United  States of America,  provided  that in each case such
      obligations  mature  within  one (1) year  from  the  date of  acquisition
      thereof;

            (d)  Investments  in negotiable  certificates  of deposit  issued by
      commercial  banks organized under the laws of the United States of America
      or any state  thereof,  having  assets of at least  Five  Hundred  Million
      Dollars  ($500,000,000)  and the long-term  unsecured debt  obligations of
      which are rated  "AA" or higher by  Standard  & Poor's  Ratings  Group,  a
      division of McGraw-Hill, Inc., Aa" or higher by Moody's Investors Service,
      Inc. or an equivalent or higher rating by another  credit rating agency of
      recognized  national  standing in the United  States of America,  provided
      that such certificates of deposit mature within one (1) year from the date
      of acquisition thereof;

            (e) Investments in commercial paper of corporations  organized under
      the laws of the United  States of America or any state thereof that at the
      time of  acquisition  thereof have a rating of at least "A-1" or higher by
      Standard  &  Poor's  Ratings  Group,  a  division  of  McGraw-Hill,  Inc.,
      "Prime-1" or higher by Moody's Investors Service, Inc. or an equivalent or
      higher  rating by another  credit  rating  agency of  recognized  national
      standing in the United States of America; and

            (f) Investments in entities other than Restricted  Subsidiaries  and
      AFC,  provided that the aggregate  amount of all such Investments does not
      at any time exceed the greater of (A) Ten Million Dollars ($10,000,000) or
      (B) ten percent  (10%) of  Consolidated  Adjusted Net Worth as  determined
      immediately prior to the making of such Investment;

Restricted Payment - means and includes:

            (a) any dividend or other distribution  (whether in the form of cash
      or any other  Property),  direct or indirect,  on account of any shares of
      capital stock of the Guarantor or any Subsidiary (other than capital stock
      owned legally and beneficially by the Guarantor or any of the Wholly-Owned
      Restricted Subsidiaries),  now or hereafter outstanding, except a dividend
      payable  solely  in  shares  of  common  stock  of the  Guarantor  or such
      Subsidiary, as the case may be, and
            
            (b) any optional or mandatory  redemption,  retirement,  purchase or
      other acquisition,  direct or indirect,  of any shares of capital stock of
      the  Guarantor or any  Subsidiary  (other than capital stock owned legally
      and beneficially by the Guarantor or

                                      52



      any  of  the  Wholly-Owned  Restricted  Subsidiaries),  now  or  hereafter
      outstanding,  or of any warrants, rights, or options to acquire any shares
      of such capital stock, and

            (c) any Restricted Investment.
      
      Restricted Subsidiary - a Subsidiary other than AFC (a) which is organized
under the laws of, and conducts  substantially  all of its business within,  the
United States of America,  Puerto Rico or Canada and (b) which is engaged in the
used automobile auction business.

      Second Closing - Section 1.2(b).

      Second Closing Date - Section 1.2(c).

      Second Collateral Documents - Section 4.2(a).

      Second Note Purchase - Section 1.1(b).

      Second Notes - Section 1.1(b).

      Securities Act - means the Securities Act of 1933, as amended from time to
time.

      Security - means  "security" as defined in section 2(1) of the  Securities
Act.

      Security Trustee - Section 1.1.

      Senior  Financial  Officer - with  respect to any  corporation,  means the
chief financial officer,  the principal accounting officer, the treasurer or the
comptroller of such corporation.

      Senior  Funded Debt - means and includes all debt of the  Guarantor now or
hereafter existing,  having a final maturity of more than one year from the date
of origin  thereof (or which is  renewable  or  extendible  at the option of the
Guarantor  for a period  or  periods  of more  than one year  from  such date of
origin) or  outstanding  under  revolving  credit  agreements  or other  similar
agreements  providing for  borrowings  for over one year from the date of origin
thereof or is  extendible  or renewable at the option of the Guarantor to a time
more than (1) year  after  such  date of origin  (but  excluding  therefrom  all
payments in respect of such Debt that are due and payable within one (1) year of
such time).

      Senior  Officer  -  with  respect  to any  corporation,  means  the  chief
executive  officer,  the  chief  operating  officer,  the  president,  the chief
financial officer, the treasurer or the secretary of such corporation.

      Series A Notes - has the meaning set forth in Section 1.1.

      Series B Notes - has the meaning set forth in Section 1.1.

      Subordinated  Debt - shall  have the  meaning  set  forth in the Bank Loan
Agreement.

                                     53



      Subsidiary  - means,  at any  time,  any  other  corporation  of which the
Guarantor  owns,  directly or  indirectly,  more than eighty  percent  (80%) (by
number of votes) of each class of the Voting Stock of such  corporation  at such
time.

      Subsidiary Stock - Section 6.12(b).

      Surviving Corporation - Section 6.13.

      Total  Restricted  Subsidiary  Debt - means,  at any time,  the  aggregate
amount of Debt of the  Restricted  Subsidiaries  (other  than Debt  owing to the
Guarantor),  determined on a combined  basis for such Persons at such time after
eliminating inter-company transactions among the Restricted Subsidiaries.

      Total AFC Debt - means,  at any time, the aggregate  amount of Debt of AFC
(other than Subordinated Debt) outstanding, at such time.

      Transfers - Section 6.12(a).

      Unconditional Guaranty - Section 5.1(a).

      Unrestricted  Subsidiary - means AFC and any other Subsidiary which is not
a Restricted Subsidiary.

      Voting  Stock  -  means  capital  stock  of  any  class  or  classes  of a
corporation   the   holders  of  which  are   ordinarily,   in  the  absence  of
contingencies,  entitled to elect  corporate  directors  (or Persons  performing
similar functions).

      Wholly-Owned  Restricted  Subsidiary - means any Restricted  Subsidiary of
which one  hundred  percent of the Voting  Securities  thereof  are owned by the
Guarantor.

      8.2   GAAP.

      Unless otherwise  provided herein, all financial  statements  delivered in
connection herewith will be prepared in accordance with GAAP as in effect on the
date of, or during the period covered by, such financial  statements.  Where the
character or amount of any asset or  liability or item of income or expense,  or
any consolidation or other accounting computation is required to be made for any
purpose hereunder,  it shall be done in accordance with GAAP as in effect on the
date of, or at the end of the period covered by, the financial  statements  from
which such asset, liability, item of income, or item of expense, is derived, or,
in the case of any such  computation,  as in effect on the date as of which such
computation  is required to be  determined,  provided,  that if any term defined
herein  includes  or  excludes  amounts,  items or  concepts  that  would not be
included in or excluded from such term if such term were defined with  reference
solely to GAAP,  such term will be deemed to include or  exclude  such  amounts,
items or  concepts  as set forth  herein.  Whenever a  calculation  based on the
consolidated financial position or consolidated results of operations of a group
of Persons is required  hereby,  investments  by members of the group in Persons
which are excluded  hereby from such group shall be accounted for using the cost
method.

                                      54



      8.3   Directly or Indirectly.

      Where any provision herein refers to action to be taken by any Person,  or
that such Person is prohibited  from taking,  such provision shall be applicable
whether such action is taken  directly or indirectly  by such Person,  including
actions  taken by or on  behalf of any  partnership  in which  such  Person is a
general partner.

      8.4   Section Headings and Table of Contents and Construction.

            (a) Section  Headings and Table of Contents,  etc. The titles of the
      Sections of this  Agreement  and the Table of  Contents of this  Agreement
      appear as a matter of  convenience  only, do not constitute a part of this
      Agreement  and  shall  not  affect  the  construction  hereof.  The  words
      "herein,"  "hereof,"  "hereunder"  and "hereto" refer to this Agreement as
      whole and not to any particular Section or other subdivision.

            (b) Construction.  Each covenant contained herein shall be construed
      (absent an express contrary provision herein) as being independent of each
      other covenant  contained  herein,  and  compliance  with any one covenant
      shall not (absent such an express contrary  provision) be deemed to excuse
      compliance with one or more other covenants.

      8.5   Governing Law.

      THIS  AGREEMENT  AND THE NOTES SHALL BE  GOVERNED  BY, AND  CONSTRUED  AND
ENFORCED  IN  ACCORDANCE  WITH,  THE LAWS OF THE  STATE OF NEW  YORK,  INCLUDING
SECTION 5-1401 OF THE NEW YORK GENERAL  OBLIGATIONS LAW, BUT EXCLUDING ANY OTHER
CHOICE OF LAW AND CONFLICT OF LAW RULES.

9.    MISCELLANEOUS

      9.1   Communications.

            (a) Method; Address. All communications hereunder or under the Notes
      shall be in writing,  shall be hand  delivered,  deposited into the United
      States mail  (registered  or certified  mail),  postage  prepaid,  sent by
      overnight courier or sent by facsimile transmission (confirmed by delivery
      by overnight courier) and shall be addressed,

                (i) if to the Company,

                    Asset  Holdings  III,  L.P.
                    c/o  JH Management  Corp  
                    One  International  Place  
                    Boston,  MA  02110-2624
                    Telephone: (617) 951-7423 
                    Facsimile: (617) 951-7050,

                                     55



      or at such other address as the Company shall have furnished in writing to
      the  Guarantor,  the  Purchaser  and all other holders of the Notes at the
      time outstanding,

                (ii) if to the Guarantor:

                     ADESA Corporation
                     1919 South Post Road
                     Indianapolis, IN  46239
                     Attention:  Chief Financial Officer
                     Telephone:  (317) 862-7220
                     Facsimile:  (317) 862-7307,

      or at such other address as the Guarantor  shall have furnished in writing
      to the Company,  the  Purchaser  and all other holders of the Notes at the
      time outstanding,

                (iii) if to any of the holders of the Notes,

                     (A)  if any  of  such  holders  is  the  Purchaser,  at its
                addresses  set forth on Annex 1 hereto  (and also to any parties
                referred to on such Annex 1 that are required to receive notices
                in addition to such holder), and
                     (B) if any of such holders are not the Purchaser,  at their
                respective   addresses   set  forth  in  the  register  for  the
                registration  and  transfer  of  Notes  maintained  pursuant  to
                Section 2.4 of the Indenture,

      or to any such  party at such  other  address  as such  party  shall  have
      furnished in writing to the  Security  Trustee for entry upon the register
      maintained pursuant to Section 2.4 of the Indenture.

            (b) When Given.  Any  communication  properly  addressed  and set in
      accordance  with Section 9.1(a) hereof shall be deemed to be received when
      actually received at the address of the addressee.
      
      9.2   Reproduction of Documents.

      This Agreement,  the Indenture and the other  Financing  Documents and all
documents relating hereto or thereto, including, without limitation,

            (a)  consents,  waivers  and  modifications  that may  hereafter  be
      executed,

            (b) documents received by you at any closing of your purchase of the
      Notes (except the Notes themselves), and

            (c)  financial   statements,   certificates  and  other  information
      previously or hereafter  furnished to the Purchaser or any other holder of
      Notes,
                                      56



may be  reproduced  by any  holder  of Notes by any  photographic,  photostatic,
microfilm,  microcard, miniature photographic,  digital or other similar process
and each holder of Notes may destroy any original  document so  reproduced.  The
Company and the Guarantor agree and stipulate that any such  reproduction  shall
be  admissible   in  evidence  as  the  original   itself  in  any  judicial  or
administrative  proceeding  (whether  or not the  original is in  existence  and
whether or not such reproduction was made by such holder of Notes in the regular
course of business) and that any enlargement,  facsimile or further reproduction
of such reproduction  shall likewise be admissible in evidence.  Nothing in this
Section 9.2 shall  prohibit  the Company,  the  Guarantor or any holder of Notes
from contesting the validity or the accuracy of any such reproduction.

      9.3   Survival.

      All warranties, representations,  certifications and covenants made by the
Company  or the  Guarantor  herein,  in the  Indenture,  in any other  Financing
Document or in any certificate or other instrument  delivered by any such Person
or on behalf of any such  Person  hereunder  shall be  considered  to have been
relied upon by you and shall survive the delivery to you of the Notes regardless
of any investigation  made by you or on your behalf.  All statements in any such
certificate or other instrument shall constitute  warranties and representations
by the Company or the Guarantor, as the case may be, hereunder.

      9.4   Successors and Assigns. This Agreement shall inure to the benefit of
            and be  binding  upon  the  successors  and  assigns  of each of the
            parties  hereto.  The  provisions  hereof are intended to be for the
            benefit of all holders,  form time to time,  of Notes,  and shall be
            enforceable by any such holder, whether or not an express assignment
            to such  holder  of  rights  hereunder  shall  have been made by the
            Purchaser or the Purchaser's successor or assign.

      9.5   Amendment and Waiver.

            (a) General  Requirements.  This  Agreement may be amended,  and the
      observance  of any term  hereof or thereof  may be waived,  with (and only
      with) the  written  consent  of (i) in the case of  Section 1 through  and
      Section 4,  inclusive,  and  Section 9 (and the  definitions  set forth in
      Section 8 hereof of any defined terms used in such Sections), the Company,
      the Guarantor and the Required Holders, and (ii) with respect to all other
      Sections hereof, the Guarantor and the Required Holders,  provided that no
      such amendment or waiver shall, without the written consent of the holders
      of all  Notes at the time  outstanding,  amend  (i)  Section  5,  (ii) the
      definition of "Required Holders," or (iii) this Section 9.5.

            (b) Solicitation.

                (i)  Solicitation.  Neither the Company nor the Guarantor  shall
            solicit,  request or  negotiate  for or with respect to any proposed
            waiver  or  amendment  of  any of the  provisions  hereof  or of the
            Indenture or the Notes unless the Purchaser and each other holder of
            the Notes  (irrespective  of the  amount of Notes  then owned by it)
            shall be provided by the Company or the  Guarantor,  as the case may
            be,  with  sufficient  information  to enable it to make an informed
            decision with respect  thereto.  Executed or true and correct copies
            of any waiver or consent effected pursuant to the provisions of this
            Section 9.5 shall be delivered by the

                                      57



            Company or the  Guarantor,  as the case may be, to the Purchaser and
            each other holder of outstanding Notes forthwith  following the date
            on which the same  shall have been  executed  and  delivered  by all
            holders of  outstanding  Notes  required to consent or agree to such
            waiver or consent.
            
                (ii)  Payment.  Neither  the Company  nor the  Guarantor  shall,
            directly or  indirectly,  pay or cause to be paid any  remuneration,
            whether  by way  of  supplemental  or  additional  interest,  fee or
            otherwise,  or grant any  security,  to the  Purchaser  or any other
            holder  of Notes as  consideration  for or as an  inducement  to the
            entering  into by any holder of Notes of any waiver or  amendment of
            any of the terms and provisions  hereof unless such  remuneration is
            concurrently paid, or security is concurrently  granted,  ratably to
            the Purchaser and the other holders of all Notes then outstanding.

                (iii)  Scope of  Consent.  Any  consent  made  pursuant  to this
            Section 9.5 by a holder of Notes that has  transferred or has agreed
            to transfer its Notes to the Company, the Guarantor,  any Subsidiary
            or any  Affiliate  and has  provided  or has agreed to provide  such
            written consent as a condition to such transfer shall be void and of
            no  force  and  effect  except  solely  as to such  holder,  and any
            amendments  effected or waivers granted or to be effected or granted
            that would not have been or would not be so  effected or granted but
            for such  consent  (and the  consents of all other  holders of Notes
            that were acquired  under the same or similar  conditions)  shall be
            void and of no  force  and  effect,  retroactive  to the  date  such
            amendment or waiver initially took or takes effect, except solely as
            to such holder.

            (c) Binding Effect. Except as provided in Section 9.5(a) and Section
      9.5(b)(iii)  hereof,  any amendment or waiver  consented to as provided in
      this  Section  9.5 shall  apply  equally  to the  Purchaser  and all other
      holders  of Notes and  shall be  binding  upon  them and upon each  future
      holder of any Note and upon the Company and the  Guarantor  whether or not
      such Note shall have been marked to indicate such amendment or waiver.  No
      such  amendment  or  waiver  shall  extend to or  affect  any  obligation,
      covenant,  agreement, Default or Event of Default not expressly amended or
      waived or impair any right consequent thereon.

      9.6   Expenses.

      The Company shall pay when billed

            (a) all expenses  incurred by the  Purchaser and any other holder of
      Notes  in  connection  with  the  enforcement  of any  rights  under  this
      Agreement  and the  Notes  (including,  without  limitation,  all fees and
      expenses of the Purchaser's or such other holder's special counsel), and

            (b)  all  expenses  relating  to  the  consideration,   negotiation,
      preparation or execution of any amendments,  waivers or consents  pursuant
      to Section 9.5 and the other terms and provisions  hereof,  whether or not
      any such amendments,  waivers or consents are executed, including, without
      limitation any amendments, waivers or consents resulting

                                      58



      from any work-out,  restructuring or similar  proceedings  relating to the
      performance by the Company of its obligations  under this Agreement or the
      Notes.

      9.7   Jurisdiction; Service of Process.

      THE COMPANY AND THE GUARANTOR HEREBY IRREVOCABLY AND UNCONDITIONALLY AGREE
THAT ANY SUIT, ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT
OR THE NOTES,  OR ANY ACTION OR PROCEEDING  TO EXECUTE OR OTHERWISE  ENFORCE ANY
JUDGMENT IN RESPECT OF ANY BREACH  HEREUNDER OR UNDER THE NOTES,  BROUGHT BY THE
PURCHASER OR ANY OTHER  REGISTERED  HOLDER OF A NOTE  AGAINST THE  COMPANY,  THE
GUARANTOR OR ANY OF THEIR RESPECTIVE PROPERTY,  MAY BE BROUGHT BY SUCH PERSON IN
THE COURTS OF THE  UNITED  STATES  DISTRICT  COURT FOR THE  SOUTHERN  OR EASTERN
DISTRICT OF NEW YORK OR ANY STATE COURT IN NEW YORK,  AS THE  PURCHASER OR OTHER
REGISTERED  HOLDER  OF A NOTE  MAY  IN ITS  SOLE  DISCRETION  ELECT,  AND BY THE
EXECUTION  AND  DELIVERY  OF THIS  AGREEMENT,  THE  COMPANY  AND  THE  GUARANTOR
IRREVOCABLY  AND  UNCONDITIONALLY   SUBMIT  TO  THE  NON-EXCLUSIVE  IN  PERSONAM
JURISDICTION OF EACH SUCH COURT, AND AGREE THAT PROCESS SERVED EITHER PERSONALLY
OR BY REGISTERED MAIL SHALL CONSTITUTE, TO THE EXTENT PERMITTED BY LAW, ADEQUATE
SERVICE  OF  PROCESS  IN ANY  SUCH  SUIT,  AND THE  COMPANY  AND  THE  GUARANTOR
IRREVOCABLY  WAIVE AND AGREE NOT TO ASSERT,  BY WAY OF  MOTION,  AS A DEFENSE OR
OTHERWISE,  ANY  CLAIM  THAT  SUCH  PERSON  IS NOT  SUBJECT  TO THE IN  PERSONAM
JURISDICTION  OF  ANY  SUCH  COURT.  RECEIPT  OF  PROCESS  SO  SERVED  SHALL  BE
CONCLUSIVELY PRESUMED AS EVIDENCED BY A DELIVERY RECEIPT FURNISHED BY THE UNITED
STATES POSTAL  SERVICE OR ANY  COMMERCIAL  DELIVERY  SERVICE.  IN ADDITION,  THE
COMPANY AND THE  GUARANTOR  HEREBY  IRREVOCABLY  WAIVE,  TO THE  FULLEST  EXTENT
PERMITTED BY LAW, ANY  OBJECTION  THAT SUCH PERSON MAY NOW OR HEREAFTER  HAVE TO
THE LAYING OF VENUE IN ANY SUIT, ACTION OR PROCEEDING ARISING OUT OF OR RELATING
TO  THIS  AGREEMENT  AND/OR  THE  NOTES,  BOUGHT  IN  SUCH  COURTS,  AND  HEREBY
IRREVOCABLY WAIVE ANY CLAIM THAT ANY SUCH SUIT, ACTION OR PROCEEDING  BROUGHT IN
ANY SUCH COURT HAS BEEN BROUGHT IN AN INCONVENIENT  FORUM.  NOTHING HEREIN SHALL
IN ANY WAY BE DEEMED TO LIMIT THE ABILITY OF THE  PURCHASER OR OTHER  REGISTERED
HOLDER OF A NOTE TO SERVE ANY SUCH  WRITS,  PROCESS OR  SUMMONSES  IN ANY MANNER
PERMITTED BY APPLICABLE  LAW OR TO OBTAIN  JURISDICTION  OVER THE COMPANY OR THE
GUARANTOR IN SUCH OTHER JURISDICTION, AND IN SUCH MANNER, AS MAY BE PERMITTED BY
APPLICABLE LAW. THE COMPANY AND THE GUARANTOR AGREE THAT A FINAL JUDGMENT IN ANY
SUCH  ACTION OR  PROCEEDING  SHALL BE  CONCLUSIVE  AND MAY BE  ENFORCED IN OTHER
JURISDICTIONS BY SUIT ON THE JUDGMENT OR IN ANY OTHER MANNER PROVIDED BY LAW.

      9.8   Company Obligations Nonrecourse.

      Anything contained herein in the Indenture or in the Notes to the contrary
notwithstanding  and  provided  that the Company  shall not conduct any business
except that  contemplated by the Financing  Documents,  no recourse shall be had
for the payment of any amount owed pursuant to this Agreement or any claim based
hereon or otherwise in respect hereof or based on or in respect of the Indenture
or the Notes  against  any partner of the Company (or any partner of any partner
of the Company) or any incorporator,  any past,  present or future subscriber to
the capital
            
                                       59



stock thereof or any stockholder,  officer,  employee,  agent or director of any
corporate  partner thereof for any deficiency or any other sum owing pursuant to
this  Agreement or arising  under or with respect to the Indenture or the Notes.
The foregoing  provisions of this Section 9.8 shall not prevent  recourse to the
Company or to the Trust  Estate (as defined in the  Indenture)  or  constitute a
waiver, release or discharge of any indebtedness or obligation evidenced by this
Agreement,  the Notes or secured by the  Indenture,  but the same shall continue
until paid or discharged. The foregoing provisions of this Section 9.8 shall not
limit  the  right  of any  Person  to name any  partner  of the  Company  or any
transferee  of any  interest  in the Trust  Estate as a party  defendant  in any
action or suit for a judicial  foreclosure  of or in the  exercise  of any other
remedy under this Agreement,  the Indenture or the Notes, so long as no judgment
in the nature of a deficiency  judgment or seeking  personal  liability shall be
asked for or (if obtained)  enforced against such Person,  and provided further,
that the  foregoing  provisions  shall not preclude the Security  Trustee or the
holders of any of the Notes from pursuing any rights or remedies against (i) the
Guarantor under the Unconditional  Guaranty,  (ii) the Company or any partner of
the  Company or other  Person set forth  above due to any fraud by the  Company,
such partner or such other Person in connection with  transactions  described in
the  Indenture or this  Agreement or (iii) the Company or any partner due to any
material  misrepresentation  by the Company with  respect to any  representation
made in the Indenture or in this Agreement.

      9.9   Duplicate Originals, Execution in Counterpart.

      Two (2) or more duplicate  originals  hereof may be signed by the parties,
each of which shall be an original but all of which  together  shall  constitute
one and the same  instrument.  This  Agreement  may be  executed  in one or more
counterparts  and shall be effective  when at least one  counterpart  shall have
been  executed  by  each  party  hereto,  and  each  set of  counterparts  that,
collectively, show execution by each party hereto shall constitute one duplicate
original.

      [Remainder of page intentionally blank; next page is signature page.]

                                      60



      If this Agreement is  satisfactory  to you,  please so indicate by signing
the  acceptance  at  the  foot  of  a  counterpart  hereof  and  returning  such
counterpart  to the Company and the Guarantor,  whereupon  this Agreement  shall
become binding between us in accordance with its terms.

                                  Very truly yours,

                                  ASSET HOLDINGS III, L.P.
                                  By: ASSET HOLDINGS CORPORATION III,
                                           its General Partner



                                           By           LANNHI TRAN
                                                 ------------------------
                                                 Name:  LANNHI TRAN
                                                 Title:  Vice President


                                  ADESA CORPORATION



                                  By              LARRY S. Wechter
                                           ----------------------------------
                                           Name:  Larry S. Wechter
                                           Title: Chief Financial Officer
Accepted:                                         Vice President and Treasurer

PRINCIPAL MUTUAL LIFE INSURANCE COMPANY



By Sarah J. Pitts 
   -------------------------
         Name:  Sarah J. Pitts
         Title: Counsel



By Warren Shank 
   -------------------------
         Name:  Warren Shank
         Title: Counsel





[Signature  Page to NOTE  PURCHASE  AGREEMENT  of ASSET  HOLDINGS  III,  L.P. in
connection  with the  issuance of its 9.82%  Series A First  Mortgage  Notes due
April 1, 2000 and its 9.82% Series B First Mortgage Notes due April 1, 2000]




                                     ANNEX 1
                          INFORMATION AS TO PURCHASERS


Purchaser Name            PRINCIPAL MUTUAL LIFE INSURANCE COMPANY
- -----------------------   -----------------------------------------------------

Name in Which Notes are   Principal Mutual Life Insurance Company
to be Registered
- -----------------------   ------------------------------------------------------

Initial Notes
         Series A         RA-1; $9,408,030
         Series B         RB-1; $7,391,970
- -----------------------   ------------------------------------------------------

Second Notes
         Series B         RB-2; $8,905,000
- -----------------------   ------------------------------------------------------

Address for Delivery of   Principal Mutual Life Insurance Company
Purchase Requests         711 High Street
                          Des Moines, Iowa 50392
                          Attention: Investment Department - Securities Division
                                     Vice President (515) 247-5365
- -----------------------   ------------------------------------------------------
                                   Annex 1-1




                                     ANNEX 1
                       INFORMATION AS TO PURCHASER (Cont.)


Purchaser Name                  PRINCIPAL MUTUAL LIFE INSURANCE COMPANY
- -----------------------------   -----------------------------------------------
Payment on Account of
Note

   Method                       Federal Funds Wire Transfer

   Account Information          Norwest Bank Iowa, N.A.
                                7th & Walnut Streets
                                Des Moines, Iowa 50309
                                ABA No. 073 000 228

                                With respect to the Series A Notes,  include
                                the following:

                                for deposit in the account of:

                                   Principal Mutual Life Insurance Company
                                   Account No. 014752
                                   Reference: Series A Note Bond No. 1-B-60241
                                   Tax Identification No. 42-0127290

                                With respect to the Series B Notes,  include
                                the following:

                                for deposit in the account of:

                                   Principal Mutual Life Insurance Company
                                   Account No. 014752
                                   Reference: Series B Note Bond No. 1-B-60293
                                   Tax Identification No. 42-0127290

- -----------------------------   -----------------------------------------------
Address for Notices             Principal Mutual Life Insurance Company
Related to Payments             711 High Street
                                Des Moines, Iowa 50392
                                Attention: Investment Department-Accounting
                                  & Treasury
                                Telephone No.: (515) 248-2643
- -----------------------------   -----------------------------------------------

                                   Annex 1-2



                                     ANNEX 1
                       INFORMATION AS TO PURCHASER (Cont.)


Purchaser Name                  PRINCIPAL MUTUAL LIFE INSURANCE COMPANY
- -----------------------------   -----------------------------------------------
Information to Accompany        Name of Company: Asset Holdings III
Payments and Notices
Related to Payments             Description of
                                Security:      9.82% Series A/B First Mortgage
                                               Notes (specify series)
                                               Due April 1, 2000
                                Series A PPN:  04542@AA 3
                                Series B PPN:  04542@AB 1

                                Due   Date   and   Application   (as   among
                                principal,  premium  and  interest)  of  the
                                payment being made:

                                Name and address of Bank (or Trustee) from 
                                which wire transfer was sent
- -----------------------------   ---------------------------------------------

Address for All other           Principal Mutual Life Insurance Company
Notices                         711 High Street
                                Des Moines, Iowa 50392
                                Attention: Investment Department-Securities
                                  Division
                                Telephone No: (515) 248-2490
- -----------------------------   ---------------------------------------------

Instructions re Delivery        Sarah Pitts, Esq.
of Securities                   Principal Mutual Life Insurance Company
                                711 High Street
                                Des Moines, Iowa 50392-0301
- -----------------------------   ---------------------------------------------

Tax Identification Number  42-0127290
- -----------------------------   ---------------------------------------------
                                   Annex 1-3



                                     ANNEX 2
                              PAYMENT INSTRUCTIONS


     The purchase  price of the Initial Note  Purchase  shall be paid by federal
funds wire transfer as set forth below:

Amount                         Destination
- ------                         -----------
$7,496,000                     Chicago Title Insurance Company

                               Bank of America Illinois
                               Chicago, Illinois
                               ABA Routing Number: 071000039

                               FOR CREDIT TO:
                               CHICAGO TITLE and TRUST COMPANY, NT
                               Account Number: 49-14562

                               Notify:

                                       Escrow Number: NT 001705685 1
                                       Escrow Officer: Diane K. Nelson
                                       Closing Division: National
                                       Phone (312) 223-2345

$2,057,562.75                  PNC Bank, Kentucky, Inc.
                               Louisville, Kentucky

                               PNC Bank LSVL
                               ABA # 083000108
                               Credit Account Name: Corporate Trust Clearing
                               Credit Account Number: 3000991469
                               Attention: David Metcalf
                               Reference:       Asset Holdings III,
                               Interest Escrow Account
                               Number 4822498

$48,527.50                     PNC Bank, Kentucky, Inc.
                               Louisville, Kentucky

                               PNC Bank LSVL
                               ABA # 083000108
                               Credit Account Name: Corporate Trust Clearing
                               Credit Account Number: 3000991469
                               Attention: David Metcalf
                               Reference:       Cash Pledge Account
                                                Number 4822480

                                   Annex 2-1



                                     ANNEX 2
                          PAYMENT INSTRUCTIONS (con't)


$7,197,909.75                  First National Bank of Boston
                               100 Federal Street
                               Boston, Massachusetts 02110

                               ABA No. 011-000-390

                               Credit Account of:  Commonwealth Land Title
                                                   Insurance Company
 
                               Account No. 539-46504

                                   Annex 2-2



                                    ANNEX 3
             INFORMATION AS TO COMPANY, GUARANTOR AND SUBSIDIARIES

         (INFORMATION TO BE SUPPLIED BY THE COMPANY AND THE GUARANTOR)

     3.2(b).      Debt.
Description Current Long Term Total ----------- ------- --------- ----- Bank One ADESA Corp Corestates-Frons $ 4,713,163.00 $22,190,837.00 $26,904,000.00 Bank One ADESA Corp Line of Credit $ 8,520,000.00 $ 8,520,000.00 Bank One ADESA Corp Revolver $13,900,000.00 $13,900,000.00 Bank One AFC Line of Credit $ 9,000,000.00 $ 9,000,000.00 ADESA Canada 5 Yr. Loan $ 50,051.00 $ 50,051.00 ADESA Canada Vendor Take Back $ 572,958.00 $ 572,958.00 ADESA Canada Mortgage $ 393,276.00 $ 393,276.00 $22,233,163.00 $37,107,122.00 $59,340,285.00 See respective credit agreements for collateral As of 10/31/94
Annex 2-1 ANNEX 3 INFORMATION AS TO COMPANY, GUARANTOR AND SUBSIDIARIES (Cont.) 3.3.Subsidiaries and Affiliates. Name of Affiliate Nature of Affiliation - ----------------- --------------------- ADESA Austin, Inc. Wholly-owned subsidiary of ADESA Corporation ADESA Auto Transport, Inc. Wholly-owned subsidiary of ADESA Corporation ADESA Canada, Inc. ADESA Corporation holds 87% of the stock ADESA-Charlotte, Inc. Wholly-owned subsidiary of ADESA Corporation ADESA Funding Corporation Wholly-owned subsidiary of ADESA Corporation ADESA Indianapolis, Inc. Wholly-owned subsidiary of ADESA Corporation ADESA New Jersey, Inc. Wholly-owned subsidiary of ADESA Corporation ADESA Ohio, Inc. Wholly-owned subsidiary of ADESA Corporation ADESA-Ottawa, Inc. Wholly-owned subsidiary of ADESA Canada, Inc. ADESA Remarketing Services, Inc. Wholly-owned subsidiary of ADESA Canada, Inc. ADESA South Florida, LLC ADESA Corporation holds 51% of the membership interests A.D.E. of Birmingham, Inc. Wholly-owned subsidiary of ADESA Corporation A.D.E. of Jacksonville, Inc. Wholly-owned subsidiary of ADESA Corporation A.D.E. of Knoxville, Inc. Wholly-owned subsidiary of ADESA Corporation A.D.E. of Lexington, Inc. Wholly-owned subsidiary of ADESA Corporation A.D.E. Management Company Wholly-owned subsidiary of ADESA Corporation Annex 3-2 ANNEX 3 INFORMATION AS TO COMPANY, GUARANTOR AND SUBSIDIARIES (Cont.)
Name of Affiliate Nature of Affiliation Auto Banc Corporation Wholly-owned subsidiary of ADESA Corporation Auto Dealers Exchange of Concord, Inc. Wholly-owned subsidiary of ADESA Corporation Auto Dealers Exchange of Memphis, Inc. Wholly-owned subsidiary of ADESA Corporation Automotive Finance Corporation Wholly-owned subsidiary of ADESA Corporation Greater Buffalo Auto Auction, Inc. Wholly-owned subsidiary of ADESA Corporation Greater Halifax Auto Dealers Exchange Inc. Wholly-owned subsidiary of ADESA Canada, Inc. 3095-0539 Quebec Inc. Wholly-owned subsidiary of ADESA Canada, Inc. 3095-1115 Quebec Inc. Wholly-owned subsidiary of ADESA Canada, Inc.
3.10(b). Restrictions on Company, Guarantor and Subsidiaries. None 3.12 ERISA Affiliates of the Guarantor. See Part 3.3 Subsidiaries and Affiliates of Annex 3 above. 3.19 Capitalization. Partner Equity Interest Equity Investment - ------------------------------------------ --------------- ----------------- Asset Holdings III Corporation, 81.25% $645,937.50 a Delaware corporation (General Partner) - ------------------------------------------ --------------- ----------------- January Partnership Ltd., an Ohio limited 18.75% $149,062.50 partnership (Limited Partner) - ------------------------------------------ --------------- ----------------- Annex 3-3 4.1(e). Title Insurance. Charlotte Property $ 6,700,000 Framingham Property $15,504,000 Knoxville Property $ 4,296,000

                                                               Exhibit 10(j)









- -------------------------------------------------------------------------------


                        LEASE AND DEVELOPMENT AGREEMENT

                        Dated as of November 28, 1994

                                   between

                     ASSET HOLDINGS III, L.P., as Lessor

                                     and

                       A.D.E. of Knoxville, Inc., as Lessee


- -------------------------------------------------------------------------------




                              TABLE OF CONTENTS

                                                                           Page

PRELIMINARY STATEMENT........................................................1

ARTICLE I
         DEFINITIONS; INTERPRETATION.........................................2

ARTICLE II...................................................................2
         LEASE OF LEASED PROPERTY
                  SECTION 2.1   Lease of Land................................2
                  SECTION 2.2   Lease of Improvement.........................2
                  SECTION 2.3   Other Property...............................3

ARTICLE III
         CONSTRUCTION AND EQUIPPING OF THE IMPROVEMENT.......................3
                  SECTION 3.1   Construction Fund............................3
                  SECTION 3.2   Commencement of Construction.................3
                  SECTION 3.3   Completion of Construction...................3
                  SECTION 3.4   Permits; Approvals; Storage..................3
                  SECTION 3.5   Inspection...................................4

ARTICLE IV
         RENT................................................................4
                  SECTION 4.1   Basic Rent...................................4
                  SECTION 4.2   Additional Rent..............................4
                  SECTION 4.3   Supplemental Rent............................4
                  SECTION 4.4   Payments Under Unconditional Guaranty........5
                  SECTION 4.5   Method of Payment............................5
                  SECTION 4.6   Late Payment.................................6
                  SECTION 4.7   Net Lease; No Setoff, Etc....................6

ARTICLE V
         CONDITION AND USE OF LEASED PROPERTY................................7

ARTICLE VI
         LIENS; EASEMENTS; PARTIAL CONVEYANCES...............................8

ARTICLE VII
         MAINTENANCE AND REPAIR;
         ALTERATIONS, MODIFICATIONS AND ADDITIONS............................9
                  SECTION 7.1   Maintenance and Repair; Compliance With Law..9

                                        i


                  SECTION 7.2   Alterations..................................10

ARTICLE VIII
         USE.................................................................10

ARTICLE IX
         INSURANCE...........................................................10

ARTICLE X
         ASSIGNMENT AND SUBLEASING...........................................11

ARTICLE XI
         LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE...........................12
                  SECTION 11.1  Available Proceeds...........................12
                  SECTION 11.2  Repairs and Restoration......................12
                  SECTION 11.3  Complete Taking..............................13
                  SECTION 11.4  Application of Available Proceeds............13
                  SECTION 11.5  Prosecution of Awards........................14
                  SECTION 11.6  Application of Certain Payments Not Relating to
                                an Event of Complete Taking..................14
                  SECTION 11.7  Other Dispositions...........................15
                  SECTION 11.8  No Rent Abatement............................15
                  SECTION 11.9  Purchase Option and Remarketing Option.......15

ARTICLE XII
         INTEREST CONVEYED TO LESSEE.........................................16

ARTICLE XIII
         EVENTS OF DEFAULT...................................................16

ARTICLE XIV ENFORCEMENT......................................................18
                  SECTION 14.1  Remedies.....................................18
                  SECTION 14.2  Remedies Cumulative; No Waiver; Consents.....19

ARTICLE XV
         RIGHT TO PERFORM FOR LESSEE.........................................20

ARTICLE XVI
         GENERAL TAX INDEMNITY
          ...................................................................20
                  SECTION 16.1  Tax Indemnification..........................20
                  SECTION 16.2  Exceptions...................................21
                  SECTION 16.3  Procedures...................................23

                                        ii




                  SECTION 16.4  Credits and Refunds..........................24
                  SECTION 16.5  Payments.....................................24
                  SECTION 16.6  Reports, Returns and Statements..............25

ARTICLE XVII
         MISCELLANEOUS.......................................................25
                  SECTION 17.1  Reports......................................25
                  SECTION 17.2  Binding Effect; Successors and Assigns; 
                                Survival.....................................25
                  SECTION 17.3  Quiet Enjoyment..............................25
                  SECTION 17.4  Notices......................................26
                  SECTION 17.5  Severability.................................26
                  SECTION 17.6  Amendment; Complete Agreements...............26
                  SECTION 17.7  Construction.................................26
                  SECTION 17.8  Headings.....................................26
                  SECTION 17.9  Counterparts.................................26
                  SECTION 17.10 GOVERNING LAW................................27
                  SECTION 17.11 Discharge of Lessee's Obligations by its 
                                Affiliates...................................27
                  SECTION 17.12 Liability of Lessor Limited..................27
                  SECTION 17.13 Estoppel Certificates........................27
                  SECTION 17.14 No Joint Venture.............................28
                  SECTION 17.15 No Accord and Satisfaction...................28
                  SECTION 17.16 No Merger....................................28
                  SECTION 17.17 Survival.....................................28
                  SECTION 17.18 Prior Mortgages..............................28
                  SECTION 17.19 Time of Essence..............................28
                  SECTION 17.20 Recordation of Lease.........................29

                                        iii


                        LEASE AND DEVELOPMENT AGREEMENT

         THIS LEASE AND DEVELOPMENT  AGREEMENT  ("Lease"),  dated as of November
28, 1994,  is between  Asset  Holdings  III,  L.P.  ("Lessor"),  an Ohio limited
partnership,  as Lessor, and A.D.E, of Knoxville,  Inc.,  ("Lessee") a Tennessee
corporation, as Lessee.

         ADESA Corporation ("ADESA"), an Indiana corporation, has guaranteed the
payment and  performance of certain  obligations  under this Lease pursuant to a
Guaranty and Purchase Option  Agreement  dated as of the date hereof  ("Guaranty
Agreement")  and  ADESA  is  acknowledging  this  Agreement.  The  Lessee  is  a
wholly-owned subsidiary of ADESA.

                              PRELIMINARY STATEMENT

               In accordance with the terms and provisions of this Lease, the
Note  Purchase   Agreement  dated  as  of  November  22,  1994  ("Note  Purchase
Agreement") by and among the Lessor,  ADESA and Principal  Mutual Life Insurance
Company ("Note Purchaser"),  the Collateral Trust Indenture dated as of November
22, 1994  ("Indenture") by and between the Lessor and PNC Bank,  Kentucky,  Inc.
("Trustee")  and the  Mortgage  with  respect  to the  Property  (as  defined in
ss.17.18 hereof):

                 (i)     the Lessor will acquire the real property  described in
                         Schedule 1 hereto,  excluding  any  buildings  or other
                         improvements   now  or  hereafter   contained   thereon
                         ("Land") for a purchase price of $796,000.00,  upon the
                         terms and  subject to the  conditions  of the  Purchase
                         Agreement  dated as of November 22, 1994 by and between
                         Lessor  and  A.D.E.  of  Knoxville,   Inc.   ("Purchase
                         Agreement");

                (ii)     the  Lessor  will  lease  the Land and the  Improvement
                         (collectively,  the  "Leased  Property")  to the Lessee
                         pursuant to this Lease;

               (iii)     the Lessee shall make certain improvements or additions
                         to the Improvement as provided for herein;

                (iv)     the Lessor will fund the payment of 97% of the purchase
                         price for the Land (the "Land Funded  Purchase  Price")
                         out of the  proceeds  of Notes  issued  pursuant to the
                         Note Purchase  Agreement,  and the Lessor will fund the
                         payment of 3% of the purchase price for the Land out of
                         its contributed equity capital;

                 (v)     the Lessor will fund 97% of the  Construction  Fund and
                         payment   of  97%  of  the   purchase   price  for  the
                         Improvement (the  "Improvement  Funded Purchase Price")
                         out of the  proceeds  of Notes  issued  pursuant to the
                         Note Purchase Agreement, and the Lessor will fund 3% of
                         the  Construction  Fund  and the  payment  of 3% of the
                         purchase   price  for  the   Improvement   out  of  its
                         contributed equity capital;


                (vi)     the First Mortgage Notes due April 1, 2000 to be issued
                         pursuant to the Note Purchase  Agreement  ("Notes") and
                         other obligations under the Note Purchase Agreement are
                         secured pursuant to the Mortgage;

               (vii)     the Lessor shall  advance to ADESA and Lessee an amount
                         equal  to  $3,500,000.00  ("Construction  Fund")  to be
                         applied   by   the    Lessee   to   the    construction
                         ("Construction")  of certain  improvements  on the Land
                         ("Improvement"),   as  provided   for   herein,   which
                         Construction  Fund  shall  be  funded  3%  out  of  the
                         contributed equity capital of the Lessor and 97% out of
                         the  proceeds of the Notes  issued with  respect to the
                         purchase price for the Improvement; and

              (viii)     the  Mortgage,  the Lease and certain  other rights and
                         property  of  the  Lessor  related  thereto  have  been
                         assigned to the Trustee  pursuant to the  Indenture  as
                         security for the Notes and other  obligations under the
                         Note Purchase Agreement.

         NOW, THEREFORE,  in consideration of the mutual agreements contained in
this  Lease  and  other  good  and  valuable  consideration,   the  receipt  and
sufficiency  of which are  hereby  acknowledged,  the  parties  hereto  agree as
follows.

                                  ARTICLE I
                          DEFINITIONS; INTERPRETATION

         Unless the context shall otherwise require,  capitalized terms used and
not defined  herein shall have the meanings  assigned  thereto in the Indenture.
The Note  Purchase  Agreement,  the  Indenture,  the Guaranty  Agreement and the
Financing  Documents (as defined in the Indenture) are referred to herein as the
"Operative Documents."

                                  ARTICLE II
                          LEASE OF LEASED PROPERTY

         SECTION 2.1 Lease of Land.  Lessor hereby  demises and leases  Lessor's
interest  in the Land to Lessee,  and Lessee  hereby  rents and leases  Lessor's
interest in the Land from Lessor,  for a term  commencing on the date hereof and
continuing through and including April 1, 2000, ("Lease Term").

         SECTION  2.2 Lease of  Improvement.  Lessor  hereby  demises and leases
Lessor's  interest  in the  Improvement  (whether  or not the  Construction  (as
defined  herein) has been  completed)  to Lessee,  and Lessee  hereby  rents and
leases Lessor's interest in the Improvement (whether or not the Construction (as
defined herein) has been completed) from Lessor,  for the Lease Term. The demise
and  lease  of the  Improvement  pursuant  to this  Section  shall  include  any
additional right, title

                                     2


or interest in the Improvement which may at any time be acquired by Lessor,  the
intent  being  that all  right,  title  and  interest  of  Lessor  in and to the
Improvement shall at all times be demised and leased hereunder.

         SECTION  2.3 Other  Property.  Lessee may from time to time own or hold
under  lease from  Persons  other than  Lessor  furniture,  trade  fixtures  and
equipment  located on or about the Leased  Property  that is not subject to this
Lease.

                                 ARTICLE III
                CONSTRUCTION AND EQUIPPING OF THE IMPROVEMENT

         SECTION  3.1   Construction   Fund.   The  Lessor  shall   advance  the
Construction  Fund to ADESA and  Lessee  upon  delivery  by ADESA and  Lessee to
Lessor a detailed cost breakdown of the proposed Construction expenditures. Upon
completion  of the  Construction,  ADESA and  Lessee  shall  furnish to Lessor a
detailed  accounting of all  expenditures in connection  with the  Construction,
including all  disbursements of the Construction  Fund.  Nothing in this Section
shall be construed to required ADESA or Lessee to deposit the Construction  Fund
in any  designated  or segregated  account or not to commingle the  Construction
Fund  with  other  corporate  funds.   Lessee  and  ADESA  shall  apply  to  the
Construction  Fund  exclusively  to the  payment  of all  costs  related  to the
Construction. Lessee's obligations under this Section shall not be diminished or
affected  by any  insufficiency  of the  Construction  Fund or by the  costs  of
Construction exceeding amounts received from the Construction Fund. In the event
that the costs of Construction  exceed the Construction  Fund, such excess shall
be paid by Lessee and ADESA from their own funds.

         SECTION 3.2 Commencement of  Construction.  Lessee and ADESA shall, for
the benefit of lessor,  cause the  Construction  to be commenced,  performed and
completed in accordance with plans and specifications  delivered by ADESA to the
Lessor prior to the scheduled  commencement of the construction,  subject to any
amendments thereto consistent with the original scope of the project.  Until the
Construction is completed,  the portions of the Improvement  under  construction
shall, and upon completion of Construction the completed Improvement shall, be a
part of the Leased Property.

         SECTION 3.3 Completion of Construction. Lessee and ADESA shall endeavor
to cause the completion of Construction to occur prior to September 30, 1995.

         SECTION  3.4  Permits;  Approvals;  Storage.  Lessee and ADESA shall be
responsible for obtaining all zoning, wetlands, subdivision,  building and other
permits for the  Construction,  and shall also be responsible  for obtaining all
other approvals from authorities  having  jurisdiction  over the Construction or
the  Leased  Property.  ADESA  or  Lessee  shall  monitor  the  progress  of the
Construction.  Lessee shall arrange for the delivery and storage, protection and
security of materials  systems and equipment which are to be  incorporated  into
the Improvement until such items are incorporated into the Improvement.

                                     3


         SECTION 3.5 Inspection. At any time during the Construction, upon three
(3)  Business  Days prior notice to Lessee and ADESA,  Lessor or its  authorized
representatives  may  inspect the Leased  Property  and the books and records of
Lessee relating to the Leased Property and make copies and abstracts  therefrom.
All reasonable and documented  out-of-pocket costs of such inspections  incurred
by Lessor shall be paid by Lessee promptly after written request.  No inspection
shall unreasonably  interfere with Lessee's  operations or the operations of any
other occupant of the Leased Property. None of the inspecting parties shall have
any duty to make any  such  inspection  or  inquiry  and none of the  inspecting
parties shall incur any liability or obligation by reason of not making any such
inspection or inquiry.  None of the inspecting parties shall incur any liability
or obligation by reason of making any such  inspection or inquiry  unless and to
the extent such  inspecting  party causes damage to the Property or any property
of Lessee or any other Person during the course of such inspection.

                                  ARTICLE IV
                                     RENT

         SECTION 4.1 Basic Rent.  Beginning on August 1, 1995,  Lessee shall pay
to Lessor in  installments  payable  in  arrears  on the first day of each month
during the Lease Term ("Rental  Payment Date"),  "Basic Rent" in an amount equal
to  $34,077.12  per month,  or, if such amount is less, an amount equal to 9.82%
per annum of the Funded Purchase Price Balance.

         As used  herein,  the term "Funded  Purchase  Price  Balance"  means an
amount equal to the combined  amount of the Land Funded  Purchase  Price and the
Improvement  Funded Purchase Price,  reduced by (i) the cumulative amount of all
Guaranty Credits, if any, applied to the Land and the Improvement, respectively,
as provided  for in Section 4.4 hereof,  and (ii) the  cumulative  amount of all
Casualty  and  Condemnation  Credits  applied  to the Land and the  Improvement,
respectively, as provided for in Article XI hereof.

         SECTION 4.2 Additional Rent.  Beginning on August 1, 1995, Lessee shall
pay to the Lessor in installments payable in arrears on each Rental Payment Date
during the lease term,  "Additional  Rent" in an amount equal to  $2,039.18  per
month with respect to such Rental Payment Date.

         SECTION  4.3  Supplemental  Rent.  Lessee  shall pay to  Lessor,  or to
whomever shall be entitled thereto as expressly  provided herein or in any other
Operative  Document,  any and all  Supplemental  Rent promptly as the same shall
become due and payable. In the event of any failure on the part of Lessee to pay
any  Supplemental  Rent,  Lessor  shall have all  rights,  powers  and  remedies
provided  for  herein  or by law or in  equity  or  otherwise  in  the  case  of
nonpayment of Basic Rent or Additional Rent.

         As used herein, the term "Supplemental Rent" means any and all amounts,
liabilities and obligations  other than Basic Rent and Additional Rent which the
Lessee or ADESA  assumes or agrees or is  otherwise  obligated  to pay under the
Lease or any other Operative Document (whether 

                                     4


or not designated as Supplemental  Rent) to the Lessor, the Trustee or any other
party,  including,  without  limitation,  the Make Whole  Amount (as defined and
provided for in the Note Purchase  Agreement) and payments and  indemnities  and
damages for breach of any covenants, representations, warranties or agreements.

         SECTION 4.4 Payments Under Unconditional Guaranty.  Notwithstanding any
other  provision  of this  Lease,  payments  made by ADESA  under  the  guaranty
provided for in Section 5 of the Note Purchase Agreement shall be deemed to have
been paid and applied, as follows;  provided,  however,  that in all such events
all such amounts  shall be allocated and applied by the Lessor among amounts due
under this  Lease and other  Leases  referred  to in the  Indenture  as it shall
determine in the sole exercise of its discretion.

                 (i)     Any such  payment  made with respect to interest on the
                         Notes  shall be  deemed  to have been paid on behalf of
                         the Lessee to the Lessor as  payment or  prepayment  of
                         Basic Rent allocated between Basic Rent with respect to
                         the Land and the Improvement, respectively, pro rata in
                         proportion  to the Funded  Purchase  Price Balance with
                         respect to the Land and the Improvement, respectively;

                (ii)     Any such  payment  made with  respect to the Make Whole
                         Amount  shall be deemed to have been paid to the Lessor
                         as Supplemental Rent;

               (iii)     Any such  payment  made with  respect to the  principal
                         amount  of the  Notes  shall not be deemed to have been
                         paid  by  the  Lessee  to the  Lessor  as  Basic  Rent,
                         Additional  Rent or Supplemental  Rent, but shall,  for
                         the purposes of this Lease and the Guaranty  Agreement,
                         be applied as a "Guaranty Credit"; and

                (iv)     Any  such  payment  made  with  respect  to  any of the
                         Guaranteed Obligations (as defined in the Note Purchase
                         Agreement),  other than  payments  made with respect to
                         the  principal  amount of and  interest  and Make Whole
                         Amount,  if any,  on the Notes  shall be deemed to have
                         been paid by the Lessee to the  Lessor as  Supplemental
                         Rent.

         SECTION 4.5 Method of Payment.  Basic Rent and Supplemental  Rent shall
be paid by the Lessee directly to the Trustee as provided for in the Assignments
of Lease and the  Indenture.  So long as no event of default has occurred and is
continuing  under the  Mortgage,  Additional  Rent  shall be paid by the  Lessee
directly to the Lessor or to such Person or Persons as the Lessor shall  specify
in writing to Lessee,  and at such place or places as the Lessor or such  Person
or Persons as the Lessor shall specify in writing to Lessee.

                                     5


         All  payments  of Basic Rent,  Additional  Rent and  Supplemental  Rent
(collectively,  "Rent")  shall be made by Lessee prior to 10:00 a.m.,  Columbus,
Ohio time, at the place of payment in funds consisting of lawful currency of the
United States of America which shall be  immediately  available on the scheduled
date when such payment shall be due,  unless such  scheduled date shall not be a
Business  Day, in which case such payment  shall be made on the next  succeeding
Business Day.

         SECTION 4.6 Late Payment.  If any Basic Rent or  Additional  Rent shall
not be paid when due, Lessee shall pay to Lessor, as Supplemental Rent, interest
(to the  maximum  extent  permitted  by law) on such  overdue  amount  from  and
including  the due date  thereof to but  excluding  the  Business Day of payment
thereof at a rate equal to 11.82% per annum  compounded  monthly and computed on
the basis of the actual number of days elapsed over a year  consisting of twelve
(12) months or thirty (30) days each.

         SECTION 4.7 Net Lease;  No Setoff,  Etc. This Lease is a net lease and,
notwithstanding  any other  provision of this Lease,  Lessee shall pay all Basic
Rent,  Additional Rent and  Supplemental  Rent, and all costs,  charges,  taxes,
assessments and other expenses  (foreseen or unforeseen) for which Lessee or any
indemnitee is or shall become liable by reason of Lessee's or such  Indemnitee's
estate,  right, title or interest in the Leased Property,  or that are connected
with or arise out of the acquisition,  installation, possession, use, occupancy,
maintenance,  ownership, leasing, repairs and rebuilding of, or addition to, the
Leased  Property or any portion  thereof,  including,  without  limitation,  the
Construction or the financing of the  Construction and any other amounts payable
hereunder  without  counterclaim,  setoff,  deduction  or  defense  and  without
abatement,   suspension,   deferment,  diminution  or  reduction,  and  Lessee's
obligation  to pay all such  amounts  throughout  the Lease Term is absolute and
unconditional.  The obligations and liabilities of Lessee  hereunder shall in no
way be  released,  discharged  or otherwise  affected for any reason,  including
without  limitation  (i) any defect in the condition,  merchantability,  design,
quality or fitness for use of the Leased  Property or any part  thereof,  or the
failure of the Leased Property to comply with any applicable law,  including any
inability to occupy or use the Leased Property by reason of such  noncompliance,
(ii) any damage to, removal,  abandonment,  salvage,  loss,  contamination of or
release from,  scrapping or destruction  of or any  requisition or taking of the
Leased  Property  or any part  thereof,  (iii) any  restriction,  prevention  or
curtailment of or  interference  with any use of the Leased Property or any part
thereof including eviction,  (iv) any defect in title to or rights to the Leased
Property or any Lien on such title or rights or on the Leased property,  (v) any
change, waiver,  extension,  indulgence or other action or omission or breach in
respect of any obligation or liability of or by Lessor or the Trustee,  (vi) any
bankruptcy, insolvency,  reorganization,  composition,  adjustment, dissolution,
liquidation or other like proceedings relating to Lessee, Lessor, the Trustee or
any other Person,  or any action taken with respect to this Lease by any trustee
or receiver of Lessee, Lessor, the Trustee or any other Person, or by any court,
in any such  proceeding,  (vii) any claim that Lessee has or might have  against
any Person,  including  without  limitation  Lessor,  any vendor,  manufacturer,
contractor of or for the  Improvement or the Trustee,  (viii) any failure on the
part of Lessor to perform  or comply  with any of the terms of this  Lease,  any
other Operative  Document or of any other agreement  (provided,  nothing in this
clause (viii) shall limit any available  defense or setoff that the Lessee might
have with respect to its obligation to pay Additional Rent

                                     6



based upon any  failure by Lessor to perform or comply  with any of the terms of
this  Lease  or  any  other   Operative   Document,   (ix)  any   invalidity  or
unenforceability  or  illegality  or  disaffirmance  of this Lease against or by
Lessee or any provision  hereof or any of the other  Operative  Documents or any
provision of any thereof whether or not related to the Operative Documents,  (x)
the  impossibility or illegality of performance by Lessee,  Lessor or both, (xi)
any action by any court,  administrative agency or other governmental authority,
(xii) any  restriction,  prevention or curtailment of or  interference  with the
Construction or any use of the Leased Property or any part thereof or (xiii) any
other  occurrence  whatsoever,  whether  similar or dissimilar to the foregoing,
whether or not Lessee shall have notice or knowledge of any of the foregoing.

         Except as  specifically  set forth in  Article XI of this  Lease,  this
Lease shall be noncancellable by Lessee for any reason whatsoever and Lessee, to
the extent  permitted  by  applicable  law,  waives all rights now or  hereafter
conferred by statute or otherwise to quit, terminate or surrender this Lease, or
to any diminution,  abatement or reduction of Rent payable by Lessee  hereunder.
Each  payment of Rent made by Lessee  hereunder  shall be final and Lessee shall
not  seek or have any  right to  recover  all or any part of such  payment  from
Lessor,  the  Trustee or any party to any  agreements  related  thereto  for any
reason  whatsoever.  Lessee assumes the sole  responsibility  for the condition,
use,  operation,  maintenance,  and management of the Leased Property and Lessor
shall have no  responsibility in respect thereof and shall have no liability for
damage to the  property  of  either  Lessee  or any  subtenant  of Lessee on any
account or for any reason  whatsoever  other than by reason of Lessor's  willful
misconduct or gross negligence or breach of any of its express obligations under
any Operative Document.

                                    ARTICLE V
                       CONDITION AND USE OF LEASED PROPERTY

         During the Lease Term, Lessor's interest in the Improvement (whether or
not  completed) and the Land is demised and let by Lessor "AS IS" subject to (i)
the rights of any  parties in  possession  thereof,  (ii) the state of the title
thereto  existing  at the  time  Lessor  acquired  its  interest  in the  Leased
Property,  (iii)  any  state  of facts  which an  accurate  survey  or  physical
inspection might show (including the survey delivered on the Closing Date), (iv)
all applicable law and (v) any violations of applicable law which may exist upon
or subsequent to the commencement of the Lease Term. LESSEE  ACKNOWLEDGES  THAT,
ALTHOUGH LESSOR WILL OWN AND HOLD TITLE TO THE LEASED PROPERTY, LESSEE IS SOLELY
RESPONSIBLE  FOR THE DESIGN,  DEVELOPMENT,  BUDGETING  AND  CONSTRUCTION  OF THE
IMPROVEMENT [IMPROVEMENTS AND MODIFICATIONS] AND ANY ALTERATIONS. NEITHER LESSOR
NOR THE TRUSTEE HAVE MADE OR SHALL BE DEEMED TO HAVE MADE ANY  REPRESENTATION OR
WARRANTY,  EXPRESS  OR  IMPLIED,  OR  SHALL  BE  DEEMED  TO HAVE  ANY  LIABILITY
WHATSOEVER  AS TO THE VALUE,  MERCHANTABILITY,  TITLE,  HABITABILITY  CONDITION,
DESIGN,  OPERATION,  OR  FITNESS  FOR USE OF THE  LEASED  PROPERTY  (OR ANY PART
THEREOF), OR ANY OTHER REPRESENTATION OR WARRANTY WHATSOEVER EXPRESS OR IMPLIED,
WITH RESPECT TO THE LEASED  PROPERTY (OR ANY PART THEREOF),  ALL SUCH WARRANTIES
BEING HEREBY

                                     7


DISCLAIMED,  AND NEITHER  LESSOR NOR THE LENDER  SHALL BE LIABLE FOR ANY LATENT,
HIDDEN,  OR PATENT DEFECT THEREIN OR THE FAILURE OF THE LEASED PROPERTY,  OR ANY
PART THEREOF,  TO COMPLY WITH ANY APPLICABLE  LAW. As between Lessor and Lessee,
Lessee has been afforded full opportunity to inspect the Land, is satisfied with
the  results  of its  inspections  of the Land and is  entering  into this Lease
solely on the basis of the results of its own inspections and all risks incident
to the matters  discussed in the two preceding  sentences,  as between Lessor or
the  Trustee,  on the one hand,  and  Lessee,  on the other,  are to be borne by
Lessee.  The provisions of this Article have been  negotiated and, except to the
extent otherwise expressly stated, the foregoing provisions are intended to be a
complete  exclusion and negation of any  representations or warranties by Lessor
or the Trustee, express or implied, with respect to the Leased Property that may
arise pursuant to any law now or hereafter in effect or otherwise.

                                   ARTICLE VI
                      LIENS; EASEMENTS; PARTIAL CONVEYANCES

         Commencing on the date that  Construction  in completed and thereafter,
Lessee  shall not  directly or  indirectly  create,  incur or assume,  any lien,
encumbrance or security interest on or with respect to the Leased Property,  the
Construction,  title thereto,  or any interest  therein  ("Lien")  including any
Liens which arise out of the possession, use, occupancy, construction, repair or
rebuilding of the Leased  Property or by reason of labor or materials  furnished
or claimed to have been furnished to Lessee, or any of its contractors or agents
or by reason of the financing of any personalty or equipment purchased or leased
by Lessee or Alterations  constructed by Lessee,  except in all cases  Permitted
Exceptions.

         Notwithstanding  the  foregoing  paragraph,  at the  request of Lessee,
Lessor  shall,  from  time to time  during  the Lease  Term and upon  reasonable
advance written notice from Lessee and receipt of the materials specified in the
next  succeeding  sentence,  consent to and join in any (i) grant of  easements,
licenses, rights of way and other rights in the nature of easements,  including,
without limitation,  utility easements to facilitate  Lessee's use,  development
and  construction  of the  Leased  Property,  (ii)  release  or  termination  of
easements,  licenses,  rights of way or other  rights in the nature of easements
which are for the benefit of the Land or the Improvement or any portion thereof,
(iii)  dedication  or  transfer of portions  of the Land,  not  improved  with a
building,  for  road,  highway  or other  public  purposes,  (iv)  execution  of
agreements   for  ingress  and  egress  and  amendments  to  any  covenants  and
restrictions  affecting the Land or the  Improvement or any portion  thereof and
(v)  request to any  governmental  authority  for  platting  or  subdivision  or
replotting  or  resubdivision  approval  with respect to the Land or any portion
thereof or any parcel of land of which the Land or any portion  thereof  forms a
part  or  a  request  for  any  variance  from  zoning  or  other   governmental
requirements.  Lessor's  obligations pursuant to the preceding sentence shall be
subject to the requirements that:

                 (i)     any such  action  shall be at the sole cost and expense
                         of  Lessee  and  Lessee  shall pay all  reasonable  and
                         documented out-of-pocket costs

                                     8



                         of Lessor  in  connection therewith (including, without
                         limitation,  the  reasonable  and  documented  fees  of
                         attorneys, architects,  engineers, planners, appraisers
                         and other  professionals  reasonably retained by Lessor
                         in connection with any such action);

                (ii)     Lessee shall have  delivered to Lessor a certificate of
                         the Chief Financial  Officer of Lessee stating that (1)
                         such action will not cause the Land or the  Improvement
                         or any portion thereof to fail to comply in any respect
                         with the provisions of the Lease or any other Operative
                         Documents or in any respect with applicable law and (2)
                         such action will not materially  reduce the fair market
                         sales value,  utility or useful life of the Land or the
                         Improvement nor Lessor's interest therein;

               (iii)     any consideration  received in connection with any such
                         action shall be paid as provided for in the  Indenture;
                         and

                (iv)    in the case of any release or conveyance,  if Lessor so
                         requests,  Lessee will cause to be issued and delivered
                         to Lessor by the Title Insurance Company an endorsement
                         to  the  Title  Policy  pursuant  to  which  the  Title
                         Insurance  Company  agrees that its  liability  for the
                         payment  of any loss or  damage  under  the  terms  and
                         provisions  of the Title Policy will not be affected by
                         reason of the fact that a portion of the real  property
                         referred to in Schedule A of the Title  Policy has been
                         released or conveyed by Lessor.

                                     ARTICLE VII
                                MAINTENANCE AND REPAIR;
                      ALTERATIONS, MODIFICATIONS AND ADDITIONS

         SECTION 7.1 Maintenance and Repair; Compliance With Law. Lessee, at its
own expense,  shall at all times (i) maintain the Leased Property in good repair
and condition  (subject to ordinary wear and tear),  in accordance  with prudent
industry  standards  and,  in any  event,  in no less a manner as other  similar
automobile auction facilities owned or leased by ADESA,  Lessee or ADESA's other
subsidiaries,  (ii)  make all  alterations  in  accordance  with,  and  maintain
(whether  or  not  such  maintenance   requires   structural   modifications  or
alterations)  and operate and otherwise  keep the Leased  Property in compliance
with, all applicable laws and (iii) make all material repairs,  replacements and
renewals  of the Leased  Property or any part  thereof  which may be required to
keep the Leased Property in the condition  required by the preceding clauses (i)
and (ii). Lessee shall perform the foregoing maintenance  obligations regardless
of whether the Leased  Property is occupied  or  unoccupied.  Lessee  waives any
right  that it may now  have or  hereafter  acquire  to (i)  require  Lessor  to
maintain,  repair,  replace,  alter,  remove or  rebuild  all or any part of the
Leased  Property or (ii) make  repairs at the expense of Lessor  pursuant to any
applicable law or other  agreements or otherwise.  Lessor shall not be liable to
Lessee or to any contractors, subcontractors, laborers,

                                     9

materialmen, suppliers or vendors for services performed or material provided on
or in connection with the Leased Property or any part thereof.  Lessor shall not
be required to maintain,  alter, repair,  rebuild or replace the Leased Property
in any way.

         SECTION 7.2 Alterations.  Lessee may, without the consent of Lessor, at
Lessee's own cost and expense, make alterations which, in the reasonable opinion
of the chief  executive  officer of  Lessee,  do not  diminish  the value of the
Leased Property.

                                 ARTICLE VIII
                                     USE

         Lessee  shall use the Leased  Property or any part thereof only for the
purpose of used automobile  auction  business capable of operating not less than
the  number  of  simultaneous   auction  lines  anticipated  in  the  Plans  and
Specifications, together with related or ancillary businesses including, without
limitation, automobile storage, repair and preparation,  transportation,  direct
sales or other businesses related to used automobile auctions.

                                   ARTICLE IX
                                   INSURANCE

             (a) During the  Construction  and at any time during which any part
of the Improvement or any Alteration is under construction and as to any part of
the Improvement or any Alteration under construction,  Lessee shall maintain, at
its sole cost and expense, as a part of its blanket policies or otherwise,  "all
risks"  nonreporting  completed  value form of builder's risk  insurance,  which
insurance and policies  shall,  in each case, be in the amounts and otherwise be
consistent  with any  applicable  requirements  set  forth in the Note  Purchase
Agreement, Indenture or Mortgage.

             (b) Following the Completion of the  Construction  and at all times
thereafter  during the Lease Term,  Lessee shall maintain,  at its sole cost and
expense, as a part of its blanket policies or otherwise,  insurance against loss
or damage to the  Improvement by fire and other risks,  including  comprehensive
boiler and machinery  coverage,  on terms and in amounts no less  favorable than
insurance  covering other similar properties owned by the Lessee and that are in
accordance with normal industry practice, but in no event less than the coverage
in place on the date hereof,  which  insurance and policies shall, in each case,
be in the amounts and otherwise be consistent  with any applicable  requirements
set forth in the Note Purchase Agreement, Indenture or Mortgage.

             (c) During the Lease Term, Lessee shall maintain,  at its sole cost
and expense,  commercial general liability insurance,  as is ordinarily procured
by Persons  who own or operate  similar  properties  in the same  market,  which
insurance and policies  shall,  in each case, be in the amounts and otherwise be
consistent  with any  applicable  requirements  set  forth in the Note  Purchase
Agreement,  Indenture  or  Mortgage.  Such  insurance  shall be on terms  and in
amounts that are no less

                                     10


favorable than insurance maintained by Lessee with respect to similar properties
that it owns and that are in accordance with normal industry practice, but in no
event less than the coverage  (including types and amounts) in place on the date
hereof. Such insurance policies shall also provide that Lessee's insurance shall
be considered primary  insurance.  Nothing in this Article shall prohibit Lessor
from  carrying  at its own expense  other  insurance  on or with  respect to the
Leased Property;  provided,  however, that any insurance carried by Lessor shall
not prevent Lessee from carrying the insurance required hereby.

             (d) Each  policy of  insurance  maintained  by Lessee  pursuant  to
clauses (a) and (b) of this Article shall provide that all Casualty Proceeds (as
defined and provided for in the  Indenture)  shall be payable to the Trustee for
deposit and disbursement as provided for in Section 6.3 of the Indenture.

             (e) Within thirty (30) days after the date hereof and within thirty
(30) days after the date upon which the Construction is completed,  Lessee shall
furnish Lessor and the Trustee with certificates  showing the insurance required
under  this  Article  to be in effect  and  naming  Lessor  and the  Trustee  as
additional insureds. Such certificates shall include a provision for thirty (30)
days'  advance  written  notice by the  insurer to Lessor and the Trustee in the
event of  cancellation  or  expiration  or nonpayment of premium with respect to
such insurance, and shall include a customary breach of warranty clause.

             (f) Each policy of insurance  maintained by Lessee pursuant to this
Article shall (i) contain the waiver of any right of  subrogation of the insurer
against Lessor and the Trustee and (ii) provide that in respect of the interests
of Lessor and the Trustee,  such policies  shall not be invalidated by any fraud
or misrepresentation of Lessee or any other Person acting on behalf of
Lessee.

             (g) On and after January 1, 1996, all insurance policies carried in
accordance  with this Article  shall be maintained  with  insurers  rated at the
inception of such policies at least "A" by A.M. Best & Company, and in all cases
the insurer shall be qualified to insure risks in the State of Tennessee.

                                  ARTICLE X
                          ASSIGNMENT AND SUBLEASING

         Lessee may not assign any of its  right,  title or  interest  in, to or
under this Lease. Lessee may sublease all or any portion of the Leased Property;
provided,  however,  that (i) all  obligations  of Lessee shall continue in full
effect as obligations of a principal and not of a guarantor or surety, as though
no sublease had been made,  (ii) such  sublease  shall be expressly  subject and
subordinate to this Lease,  the Indenture,  the Mortgage and the other Operative
Documents and (iii) each such sublease shall terminate on or before the last day
of the Lease Term. Except as provided for in the Indenture, this Lease shall not
be mortgaged or pledged by Lessee, nor shall Lessee mortgage or

                                     11


pledge any  interest in the Leased  Property or any  portion  thereof.  Any such
mortgage or pledge shall be void.

                                   ARTICLE XI
                   LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE

         SECTION 11.1 Available Proceeds. All Casualty Proceeds and Condemnation
Awards (both as defined in the Indenture,  and which are collectively defined in
the Indenture as "Available Proceeds") shall be remitted and paid to the Trustee
by the Lessee,  the Lessor or ADESA, as applicable,  for deposit in the Casualty
Account (as defined and established under the Indenture) for  disbursement,  all
as provided for in Section 6.3 of the Indenture.  Until such time as the Lessee,
the Lessor,  ADESA or any of their  respective  agents or  representatives  have
remitted and paid any Available Proceeds to the Trustee,  such Person shall hold
such proceeds in trust for the benefit of the Trustee.  In the event that at any
time during the Lease Term, the Indenture has been terminated, the Lessor shall,
for purposes of this Article,  be treated as the Trustee,  and shall deposit and
disburse any  Available  Proceeds in  substantially  the manner  provided for in
Section 6.3 of the Indenture as if it were the Trustee.

         SECTION 11.2 Repairs and Restoration. In the event of any Total Loss or
Partial Loss (collectively,  "Loss"), other than a Total Loss which, in the good
faith judgment of the chief  executive  officer of Lessee renders the repair and
restoration  of the  Leased  Property  impractical  or  uneconomical  including,
without  limitation,  any  condemnation of the Leased Property  resulting in the
taking of all or  substantially  all of the  Leased  Property  (collectively,  a
"Complete Taking"), then:

                 (i)     the  Lessee and ADESA  shall  repair  and  restore  the
                         Leased  Property  such that the Leased  Property  as so
                         repaired and restored is, in the good faith judgment of
                         the chief  executive  officer  of Lessee  adequate  and
                         appropriate  for the conduct of an  automobile  auction
                         and  ancillary  business  of at least  the  same  type,
                         quality  and scale as that  conducted  by the Lessee on
                         the Leased Property immediately prior to such Loss;

                (ii)     the  Available  Proceeds,  if any, with respect to such
                         Loss,  if any,  shall be  disbursed  by the  Trustee as
                         provided for in Section 6.3 of the Indenture;

               (iii)     the  inadequacy of the  Available  Proceeds to fund the
                         cost of any  such  repairs  or  restoration  shall  not
                         diminish the obligation of the Lessee and ADESA to make
                         such  repairs  or  restoration,   which  obligation  is
                         unconditional and absolute; and

                (iv)     upon  completion of such repairs and restoration and at
                         all  times  during  the  conduct  of such  repairs  and
                         restoration,  the Lessor and its  representatives  may,
                         upon three (3) business days' notice to Lessee,

                                     12

                         inspect the Leased Property and the progress of the 
                         restoration  and rebuilding of the  Improvement and the
                         Land. All reasonable and documented out-of-pocket costs
                         of such  inspections  incurred by Lessor and the Lender
                         will be paid by Lessee promptly after written  request.
                         No such inspection  shall  unreasonably  interfere with
                         Lessee's  operations  or the  operations  of any  other
                         occupant of the Leased Property. None of the inspecting
                         parties shall have any duty to make any such inspection
                         or inquiry  and none of the  inspecting  parties  shall
                         incur  any  liability  or  obligation  by reason of not
                         making  any such  inspection  or  inquiry.  None of the
                         inspecting   parties   shall  incur  any  liability  or
                         obligation  by reason of making any such  inspection or
                         inquiry unless and to the extent such inspecting  party
                         causes damage to the Leased Property or any property of
                         Lessee or any other  Person  during  the course of such
                         inspection.

         SECTION 11.3 Complete Taking. In the event of any Complete Taking with 
respect to the Leased Property.

                 (i)     the Lessee shall provide to the Lessor a  certification
                         stating that the chief executive  officer of Lessee has
                         determined  in good faith that such Loss  constitutes a
                         Complete  Taking with respect to the Leased Property as
                         defined in this Lease;

                (ii)     the Lessee and ADESA shall not be obligated or required
                         to make any  repairs  to or  restoration  of the Leased
                         Property, other than those repairs, if any, required by
                         applicable  law or necessary to  adequately  secure the
                         Leased Property or comply with the  requirements of any
                         applicable  insurance policy or any applicable  safety,
                         health or environmental regulations;

               (iii)     any Available  Proceeds with respect to such Loss shall
                         be disbursed as provided for in Section  6.3(b)(iii) of
                         the Indenture; and

                (iv)     except  as  otherwise  provided  for  in  Section  11.9
                         hereof,  this  Lease  shall  remain  in full  force and
                         effect.

         SECTION 11.4  Application  of Available  Proceeds.  In the event of any
Partial  Loss or Total Loss  (whether  or not such Loss  constitutes  a Complete
Taking),  Available  Proceeds,  if any,  with  respect  to such  Loss  shall  be
disbursed only as provided for in Section 6.3(b) of the Indenture; and:

                 (i)     Any  Available  Proceeds  disbursed  as provided for in
                         Section  6.3(b)(iii) of the Indenture to the holders of
                         Outstanding Notes with

                                     13


                         respect  to  the  prepayment  of the  principal  amount
                         thereof or  disbursed  to the Lessor as provided for in
                         Section  6.3(b) of the Indenture  shall be deemed to be
                         and  shall be  treated  as  Casualty  and  Condemnation
                         Credits  for  purposes  of this Lease and the  Guaranty
                         Agreement;

                (ii)     Any  Available   Proceeds  disbursed  as  provided  for
                         Section  6.3(b)(iii) of the Indenture to the holders of
                         Outstanding  Notes  with  respect  to  the  payment  of
                         accrued  but  unpaid  interest  shall be deemed to have
                         been paid to the Lessor as Basic Rent; and

               (iii)     Any  Available   Proceeds  disbursed  as  provided  for
                         Section  6.3(b)(iii) of the Indenture to the holders of
                         Outstanding  Notes with  respect to the payment of Make
                         Whole  Amount (as  defined in the  Indenture)  shall be
                         deemed to have been paid to the Lessor as  Supplemental
                         Rent.

         SECTION 11.5 Prosecution of Awards.

             (a) With  respect to any  condemnation  with  respect to any Leased
Property,  Lessee shall control the negotiations with the relevant  governmental
authority;  provided,  however,  that if an Event of Default shall have occurred
and be continuing Lessor or its assigns shall control such negotiations.  Lessee
hereby  irrevocably  assigns,  transfers  and sets over to Lessor  all rights of
Lessee to any award  made  during  the  continuance  of an Event of  Default  on
account of any  condemnation  and, if there will not be  separate  awards to the
Lessor and the Lessee on account of such  condemnation,  irrevocably  authorizes
and empowers  Lessor during the  continuance  of an Event of Default,  with full
power of substitution  in the name of Lessee or otherwise (but without  limiting
the obligations of Lessee under this Article),  to file and prosecute what would
otherwise  be Lessee's  claim for any such Award and, in the case of Lessor,  to
collect,  receipt for and retain the same in accordance  with Section 6.3 of the
Indenture;  provided,  however,  that in any event Lessor may participate in any
such  negotiations,  and no  settlement  will be  made  without  Lessor's  prior
consent, not to be unreasonably withheld.

             (b) Notwithstanding the foregoing, Lessee may prosecute, and Lessor
shall have no interest in, any claim with respect to Lessee's  personal property
and equipment and Lessee's relocation expenses.

         SECTION 11.6  Application of Certain  Payments Not Relating to an Event
of Complete  Taking.  In case of a  requisition  for  temporary  use of all or a
portion of the Leased  Property which is not an event of Complete  Taking,  this
Lease shall remain in full force and effect,  without any abatement or reduction
of Basic Rent or Additional  Rent, and the Awards for the Leased Property shall,
unless an Event of Default has occurred and is continuing, be paid to Lessee.

                                     14


         SECTION  11.7  Other   Dispositions.   Notwithstanding   the  foregoing
provisions of this  Article,  so long as an Event of Default shall have occurred
and be  continuing,  any amount  that would  otherwise  be payable to or for the
account of, or that would  otherwise  be retained  by,  Lessee  pursuant to this
Article shall be paid to Lessor as security for the  obligations of Lessee under
this  Lease  and,  at such  time  thereafter  as no  Event of  Default  shall be
continuing,  such  amount  shall be paid  promptly  to Lessee to the  extent not
previously  applied by Lessor in accordance  with the terms of this Lease or the
other Operative Documents.

         SECTION  11.8  No Rent  Abatement.  Basic  Rent,  Additional  Rent  and
Supplement Rent shall not abate  hereunder by reason of any Loss  (regardless of
whether such Loss constitutes a Total Loss, a Partial Loss or a Complete Taking)
with respect to the Leased  Property,  and Lessee shall  continue to perform and
fulfill  all  of  Lessee's  obligations,   covenants  and  agreements  hereunder
notwithstanding such Loss until the end of the Lease Term.

         SECTION 11.9  Purchase Option and Remarketing Option.

             (a) In the event of any Complete  Taking with respect to the Leased
Property, the Lessee and ADESA mayl, in the exercise of their discretion,  elect
at any time within thirty (30) days after the date of the  determination  by the
board of  directors  of ADESA that such Loss  constituted  a Complete  Taking by
giving written notice to the Lessor and the Trustee to either:

                 (i)     exercise  the Purchase  Option  provided for in Section
                         2.1  of the  Guaranty  Agreement  upon  the  terms  and
                         subject to the conditions provided for therein,  except
                         that for  purposes  of this  Section  11.9  the  Option
                         Period  shall be deemed to be the sixty (60) day period
                         commencing  on the date of such  determination  and the
                         purchase shall be closed on the last day of such Option
                         Period; and, provided,  that the Purchase Price for the
                         Leased  Property  shall be increased by an amount equal
                         to the  applicable  Make  Whole  Amount,  if  any,  (as
                         defined in the  Indenture)  that will,  be  incurred in
                         connection  with the prepayment or Notes as a result of
                         such purchase as provided for in the Indenture; or

                (ii)     exercise  of the  Remarketing  Option  provided  for in
                         Section 2.8 of the  Guaranty  Agreement  upon the terms
                         and subject to the  conditions  provided  for  therein,
                         except that for  purposes  of this  Section  11.9,  the
                         Option  Period shall be deemed to be the sixty (60) day
                         period  commencing  on the  date of such  determination
                         period and the one year period for  remarketing  of the
                         Leased  Property  shall be deemed to commence  upon the
                         date of the notice or exercise  provided  for  herein.;
                         and,  provided,  that the Purchase Price for the Leased
                         Property  shall be  increased by an amount equal to the
                         applicable   Make  Whole  Amount  (as  defined  in  the
                         Indenture) that will, if any be incurred in

                                     15


                         connection with the prepayment or Notes as a result of 
                         such purchase as provided for in the Indenture.

             (b) In the event of any Change in Control  resulting in  prepayment
of the Notes pursuant to Section 7.2 of the Indenture, the Lessee and ADESA may,
the in the exercise of their  discretion,  elect at any time within  thirty (30)
days after the Control  Prepayment  Date, to exercise either the Purchase Option
as provided in  subsection  (a)(i)  above or  Remarketing  Option as provided in
subsection (a)(ii) above.

             (c) In the event a holder of the Notes  exercises  the Optional Put
Right  resulting  in  prepayment  of the Notes  pursuant  to Section  7.6 of the
Indenture,  the Lessee and ADESA may in the exercise of their discretion,  elect
at any time within  thirty (30) days after the  Optional  Put Payment  Date,  to
exercise  either the Purchase  Option as provided in subsection  (a)(i) above or
the Remarketing Option as provided in subsection (a)(ii) above.

             (d) The proceeds of any sale of the Leased Property  resulting from
Lessee's or ADESA's exercise of the Purchase Option or Remarketing  Option under
this Section 11.9,  shall be remitted to the Trustee and applied as provided for
in the Indenture, and this Lease shall be terminated.

                                   ARTICLE XII
                          INTEREST CONVEYED TO LESSEE

                       [THIS ARTICLE INTENTIONALLY OMITTED]

                                   ARTICLE XIII
                                EVENTS OF DEFAULT

         The following  events shall  constitute  Events of Default (whether any
such event shall be  voluntary  or  involuntary  or come about or be effected by
operation of law or pursuant to or in compliance  with any  judgment,  decree or
order of any court or any order,  rule or  regulation of any  administrative  or
governmental body):

             (a)  Lessee  shall  fail to  make  any  payment  of  Basic  Rent or
Additional  Rent when due and such failure shall  continue for a period of three
(3) Business Days;

             (b) Lessee shall fail to make any payment of  Supplemental  Rent or
any other amount payable hereunder or under any of the other Operative Documents
(other than Basic Rent),  and such failure shall  continue for a period of three
(3) Business Days after Lessee's  receipt of written notice of such failure from
Lessor;

             (c) Lessee or ADESA shall fail to pay the Available Proceeds to the
Trustee when due pursuant to Sections 11.1 or 11.2;

                                     16

             (d) ADESA shall fail to pay any amount due under the  Unconditional
Guaranty (as defined and provided for in the Note Purchase Agreement);

             (e) ADESA shall fail to make  payment of any  Guaranty  Payment (as
defined and provided for in the Guaranty Agreement) when due thereunder;

             (f) Lessee shall fail to maintain  insurance as required by Article
IX hereof,  and such failure shall  continue  until the earlier of 45 days after
written notice thereof from Lessor and the day immediately preceding the date on
which any applicable insurance coverage would otherwise lapse or terminate;

             (g) The occurrence of any Event of Default (as defined and provided
for in the Guaranty Agreement);

             (h) The occurrence of any Event of Default (as defined and provided
for in the Note Purchase  Agreement or Collateral Trust Agreement) other than an
event resulting exclusively from an act or failure to act by the Lessor;

             (i) the  filing  by  Lessee  of any  petition  for  dissolution  or
liquidation of Lessee,  or the  commencement by Lessee of a voluntary case under
any  applicable  bankruptcy,  insolvency  or other similar law for the relief of
debtors,  foreign or domestic,  now or hereafter in effect, or Lessee shall have
consented to the entry of an order for relief in an  involuntary  case under any
such law, or the appointment of or taking possession by a receiver, custodian or
trustee (or other similar  official) for Lessee or any  substantial  part of its
property, or a general assignment by Lessee for the benefit of its creditors, or
Lessee  shall  have  taken any  corporate  action in  furtherance  of any of the
foregoing; or the filing against Lessee of an involuntary petition in bankruptcy
which results in an order for relief being entered or,  notwithstanding  that an
order for relief has not been entered,  the petition is not dismissed  within 60
days of the date of the  filing of the  petition,  or the  filing  under any law
relating to bankruptcy,  insolvency or relief of debtors of any petition against
Lessee which either (i) results in a finding or  adjudication  of  insolvency of
Lessee or (ii) is not dismissed within sixty (60) days of the date of the filing
of such petition;

             (j) Any  representation  or warranty by Lessee or ADESA in the Note
Purchase  Agreement  or Guaranty  Agreement  or in any  certificate  or document
delivered to Lessor pursuant to any Operative Document shall have been incorrect
in any material respect when made; and

             (k) Lessee shall fail in any material  respect to timely perform or
observe any covenant,  condition or agreement  (not included in any other clause
of this  Article) to be performed or observed by it hereunder or under the other
Operative  Documents  and such  failure  shall  continue for a period of 45 days
after Lessee's receipt of written notice thereof from Lessor.

                                  ARTICLE XIV

                                     17


                                  ENFORCEMENT

         SECTION 14.1  Remedies.  Upon the  occurrence  of any Event of Default,
Lessor  may, so long as such Event of Default is  continuing,  do one or more of
the following as Lessor in its sole discretion shall determine, without limiting
any other right or remedy Lessor may have on account of such Event of Default.

             (a) Lessor  may,  by notice to Lessee,  rescind or  terminate  this
Lease as of the date specified in such notice;  provided,  however,  that (i) no
reletting, reentry or taking of possession of the Leased Property by Lessor will
be  construed as an election on Lessor's  part to terminate  this Lease unless a
written notice of such intention is given to Lessee,  (ii)  notwithstanding  any
reletting,  reentry or taking of possession,  Lessor may at any time  thereafter
elect to terminate this Lease for a continuing Event of Default and (iii) no act
or thing done by Lessor or any of its agents,  representatives  or employees and
no agreement  accepting a surrender of the Leased Property shall be valid unless
the same be made in writing and executed by Lessor.

             (b) Lessor may (i) demand that  Lessee,  and Lessee  shall upon the
written demand of Lessor,  return the Leased Property  promptly to Lessor in the
manner and condition  required by, and  otherwise in accordance  with all of the
provisions  of, this Lease hereof as if the Leased  Property were being returned
at  the  end of the  Lease  Term,  and  Lessor  shall  not  be  liable  for  the
reimbursement  of  Lessee  for any  costs  and  expenses  incurred  by Lessee in
connection therewith and (ii) without prejudice to any other remedy which Lessor
may have for  possession  of the Leased  Property,  and to the extent and in the
manner  permitted by  Applicable  law,  enter upon the Leased  Property and take
immediate  possession of (to the exclusion of Lessee) the Leased Property or any
part  thereof  and  expel or  remove  Lessee  and any  other  Person  who may be
occupying the Leased Property, by summary proceedings or otherwise,  all without
liability  to Lessee  for or by reason  of such  entry or taking of  possession,
whether  for the  restoration  of damage to  property  caused by such  taking or
otherwise  and,  in  addition  to  Lessor's  other  damages,   Lessee  shall  be
responsible  for the reasonable and documented  costs and expenses of reletting,
including   brokers  fees  and  the  reasonable  and  documented  costs  of  any
alterations or repairs made by Lessor.

             (c)  Lessor  may  sell all or any part of the  Leased  Property  at
public or private sale, as Lessor may determine, free and clear of any rights of
Lessee and without any duty to account to Lessee with  respect to such action in
inaction or any proceeds with respect thereto in which event Lessee's obligation
to pay Basic Rent hereunder for periods  commencing  after the date of such sale
shall be terminated or proportionately reduced, as the case may be.

             (d) Lessor may, at its option,  elect not to  terminate  the Lease,
and continue to collect all Basic Rent,  Additional Rent,  Supplemental Rent and
all other amounts due Lessor (together with all costs of collection) and enforce
Lessee's obligations under this Lease as and when the same become due, or are to
be performed,  and at the option of Lessor,  upon any  abandonment of the Leased
Property by Lessee or  re-entry  of same by Lessee,  Lessor may, in its sole and
absolute  discretion,  elect  not to  terminate  this  Lease  and may make  such
reasonable alterations and necessary

                                     18

repairs in order to relet the Leased Property,  and relet the Leased Property or
any part thereof for such term or terms (which may be for a long term  extending
beyond the term of this Lease) and at such rental or rentals and upon such other
terms and conditions as Lessor in its reasonable  discretion may deem advisable.
Upon each such  reletting  all  rentals  actually  received  by Lessor from such
reletting  shall be applied to  Lessee's  obligations  hereunder  in such order,
proportion  and  priority  as Lessor  may elect in  Lessor's  sole and  absolute
discretion,  it being agreed that under no  circumstances  shall Lessee  benefit
from its default from any increase in market rents and if such rentals  received
from  such  reletting  during  any Rent  Period be less than the Rent to be paid
during that Rent Period by Lessee hereunder,  Lessee shall pay any deficiency to
Lessor on the Rent Payment Date in such Rent Period.

             (e)  Lessor  may  exercise  any other  right or remedy  that may be
available to it under  applicable  law, or proceed by  appropriate  court action
(legal or equitable)  to enforce the terms hereof or to recover  damages for the
breach  hereof.  Separate  suits may be brought to collect any such damages with
respect  to any Rent  Payment  Date,  and such  suits  shall  not in any  manner
prejudice  Lessor's  right to collect any such damages for any  subsequent  Rent
Payment  Date,  or Lessor may defer any such suit until after the  expiration of
the Lease  Term,  in which  event such suit shall be deemed not to have  accrued
until the expiration of the Lease Term.

             (f) Lessor may retain and apply against  Lessor's  damages all sums
which Lessor  would,  absent such Event of Default,  be required to pay, or turn
over, to Lessee pursuant to the terms of this Lease.

         SECTION 14.2 Remedies Cumulative;  No Waiver;  Consents.  To the extent
permitted by, and subject to the mandatory requirements of, applicable law, each
and  every  right  power  and  remedy  herein  specifically  given to  Lessor or
otherwise  in this Lease shall be  cumulative  and shall be in addition to every
other  right,  power and remedy  herein  specifically  given or now or hereafter
existing at law, in equity or by statute,  and each and every  right,  power and
remedy whether  specifically herein given or otherwise existing may be exercised
from time to time and as often and in such order as may be deemed  expedient  by
Lessor, and the exercise or the beginning of the exercise of any power or remedy
shall not be  construed to be a wavier of the right to exercise at the same time
or thereafter any right,  power or remedy. No delay or omission by Lessor in the
exercise  of any right,  power or remedy or in the  pursuit of any remedy  shall
impair any such  right,  power or remedy or be  construed  to be a waiver of any
default on the part of Lessee or to be an acquiescence therein. Lessor's consent
to any request made by Lessee shall not be deemed to  constitute or preclude the
necessity  for  obtaining  Lessor's  consent,  in the  future,  to  all  similar
requests.  No express or implied  waiver by Lessor of any Event of Default shall
in any way be,  or be  construed  to be, a wavier of any  future  or  subsequent
Potential  Event of Default or Event of  Default.  To the  extent  permitted  by
applicable  law,  Lessee hereby waives any rights now or hereafter  conferred by
statute or otherwise that may require Lessor to sell, lease or otherwise use the
Leased  Property or part  thereof in  mitigation  of Lessor's  damages  upon the
occurrence of an Event of Default or that may  otherwise  limit or modify any of
Lessor's rights or remedies under this Article.

                                     19


                                   ARTICLE XV
                          RIGHT TO PERFORM FOR LESSEE

         If Lessee  shall fail to perform or comply  with any of its  agreements
contained  herein,  Lessor may, on thirty (30) days prior notice (or such lesser
period  afforded by  Applicable  laws or any third party) to Lessee,  perform or
comply  with such  agreement,  and  Lessor  shall not  thereby be deemed to have
waived any default  caused by such  failure,  and the amount of such payment and
the amount of the expenses of Lessor (including  reasonable  attorney's fees and
expenses)  incurred in  connection  with such payment or the  performance  of or
compliance with such agreement, as the case may be, shall be deemed Supplemental
Rent,  payable by Lessee to Lessor  within ten (10) days  after  written  demand
therefor.

                                    ARTICLE XVI
                               GENERAL TAX INDEMNITY

         SECTION 16.1 Tax Indemnification.  Except as otherwise provided in this
Article XVI, the Lessee shall pay and on written demand shall indemnify and hold
each of the Lessor,  the  Trustee,  any trustee  under the  Mortgages  and their
respective  successors and assigns  (collectively,  the "Tax  Indemnitees,"  and
individually,  a "Tax Indemnitee")  harmless from and against,  any and all fees
(including,   without   limitation,   documentation,   recording,   license  and
registration  fees),  taxes  (including,   without  limitation,   income,  gross
receipts, sales, rental, use, turnover, value-added,  property, excise and stamp
taxes), levies,  imposts,  duties,  charges,  assessments or withholdings of any
nature  whatsoever,  together with any penalties,  fines or interest  thereon or
additions  thereto (any of the foregoing being referred to herein as "Taxes" and
individually  as a "Tax" (for the purposes of this  Section,  the  definition of
"Taxes"  includes  amounts imposed on, incurred by, or asserted against each Tax
Indemnitee as the result of any  prohibited  transaction,  within the meaning of
Section 406 or 407 of ERISA or Section  4975(c) of the Code,  arising out of the
transactions contemplated hereby or by any other Operative Document)) or imposed
on or with respect to any Tax Indemnitee, the Lessee, the Leased Property or any
portion  thereof or the Land, or any  sublessee or user  thereof,  by the United
States or by any state or local  government  or other  taxing  authority  in the
United  States in connection  with or in any state or local  government or other
taxing  authority in the United States in connection with or in any way relating
to  (i)  the  acquisition,  financing,  mortgaging,  construction,  preparation,
installation,   inspection,  delivery,  non-delivery,   acceptance,   rejection,
purchase, ownership,  possession, rental, lease, sublease, maintenance,  repair,
storage, transfer of title, redelivery, use, operation,  condition, sale, return
or other application or disposition of all or any part of the Leased property or
the imposition of any Lien (or incurrence of any liability to refund or pay over
any amount as a result of any Lien)  thereon,  (ii)  Basic Rent or  Supplemental
Rent or the receipts or earnings  arising  from or received  with respect to the
Leased Property or any part thereof, or any interest therein or any applications
or dispositions thereof,  (iii) any other amount paid or payable pursuant to the
Notes or any other Operative Document, (iv) the Leased Property, the Land or any
part thereof or any interest therein, (v) all or any of the Operative Documents,
any other  documents  contemplated  thereby and any amendments  and  supplements
thereto  and  (vi)  otherwise  with  respect  to  or  in  connection   with  the
transactions contemplated by the Operative Documents.

                                     20


         SECTION 16.2 Exceptions. The indemnification provided for in Section 
16.1 shall not apply to:

                 (i)     Taxes on,  based on, or measured by or with respect to,
                         receipts  or  income  of the  Lessor  and  the  Trustee
                         (including,  without limitation, minimum Taxes, capital
                         gains  Taxes,  Taxes on or  measured  by  items  of tax
                         preference or alternative minimum Taxes) other than (A)
                         any such  Taxes  that  are,  or are in the  nature  of,
                         sales,  use,  license,  rental or property  Taxes,  (B)
                         withholding  Taxes  imposed by the United States or the
                         State of Tennessee  (1) on payments with respect to the
                         Note,  to the  extent  imposed by reason of a change in
                         Applicable law occurring  after the Closing Date or (2)
                         on Rent,  to the extent  the net  payment of Rent after
                         deduction of such withholding  Taxes would be less than
                         amounts  currently payable with respect to the Note and
                         (C) any  increase  in any  franchise  taxes based on or
                         otherwise measured by net income, estate,  inheritance,
                         transfer,  income tax or gross income or gross receipts
                         tax in lieu of net  income  over the term of the Lease,
                         net of any decrease in such taxes  realized by such Tax
                         Indemnitee,  to the extent  that such tax  increase  or
                         decrease would not have occurred if on the Closing Date
                         the Lessor had advanced funds to the Lessee in the form
                         of a loan  secured by the Leased  Property in an amount
                         equal to the  Loan,  with  debt  service  for such loan
                         equal to the Basic Rent  payable  on each Rent  Payment
                         Date and a  principal  balance at the  maturity of such
                         loan in an  amount  equal to the Loan at the end of the
                         Lease Term;

                (ii)     Taxes on, based on, or in the nature of or measured by,
                         Taxes on doing business,  business privilege,  capital,
                         capital  stock,  net worth,  or  mercantile  license or
                         similar taxes other than (A) any increase in such Taxes
                         imposed  on  such  Tax   Indemnitee  by  the  State  of
                         Tennessee,  net  of any  decrease  in  any  such  taxes
                         realized  by such Tax  Indemnitee,  to the extent  that
                         such tax increase or decrease  would not have  occurred
                         if on the Closing Date the Lessor had advanced funds to
                         the Lessee in the form of a loan  secured by the Leased
                         Property  in an  amount  equal to the  Loan,  with debt
                         service  for such loan equal to the Basic Rent  payable
                         on each Rent  Payment  Date and a principal  balance at
                         the  maturity  of such loan in an  amount  equal to the
                         Loan at the end of the Lease Term or (B) any Taxes that
                         are or are in the nature of sales, use, rental, license
                         or property Taxes;

               (iii)     Taxes that result from any act,  event or omission,  or
                         are  attributable  to any period of time,  that  occurs
                         after the earliest of (A) the  expiration  of the Lease
                         Term with respect to the Leased Property and,

                                     21



                         if the Leased  Property  is  required to be returned to
                         the Lessor in  accordance  with the Lease,  such return
                         and  (B)  the   discharge   in  full  of  the  Lessee's
                         obligations  to pay the Funded  Purchase Price Balance,
                         or any amount  determined  by reference  thereto,  with
                         respect to the Leased  Property  and all other  amounts
                         due under the Lease,  unless such Taxes relate to acts,
                         events or matters  occurring  prior to the  earliest of
                         such  times or are  imposed  on or with  respect to any
                         payments due under the Operative  Documents  after such
                         expiration or discharge;

                (iv)     Taxes imposed on a Tax Indemnitee  that result from any
                         voluntary   sale,   assignment,   transfer   or   other
                         disposition  by such Tax  Indemnitee or any related Tax
                         Indemnitee  of any  interest in the Leased  Property or
                         any  part  thereof,  or  any  interest  therein  or any
                         interest  or  obligation  arising  under the  Operative
                         Documents  or from any sale,  assignment,  transfer  or
                         other   disposition   of  any   interest  in  such  Tax
                         Indemnitee  or any  related  Tax  Indemnitee,  it being
                         understood  that  each of the  following  shall  not be
                         considered  a  voluntary  sale:  (A) any  substitution,
                         replacement  or removal of any of the  property  by the
                         Lessee  shall not be treated as a  voluntary  action of
                         any Tax Indemnitee,  (B) any sale or transfer resulting
                         from the  exercise  by the  Lessee  of any  termination
                         option, any purchase option or sale option (C) any sale
                         or  transfer  while  an  Event of  Default  shall  have
                         occurred and be continuing  under the Lease and (D) any
                         sale or transfer  resulting from the Lessor's  exercise
                         of remedies under the Lease;

                 (v)     any Tax which is being  contested  in good faith by the
                         Lessee or ADESA during the pendency of such contest;

                (vi)     any Tax that is imposed on a Tax Indemnitee as a result
                         of such Tax  Indemnitee's  gross  negligence or willful
                         misconduct  (other  than  gross  negligence  or willful
                         misconduct  imputed to the Lessor or the Lender  solely
                         by reason of their  respective  interests in the Leased
                         Property);

               (vii)     any Tax that  results from a Tax  Indemnitee  engaging,
                         with respect to the Leased  Property,  in  transactions
                         other than those permitted by the Operative  Documents;
                         or

              (viii)     to the extent any  interest,  penalties or additions to
                         tax  result in whole or in part from the  failure  of a
                         Tax  Indemnitee to file a return that it is required to
                         file in a proper and timely manner, unless such failure
                         (A) results from the  transactions  contemplated by the
                         Operative  Documents in circumstances  where the Lessee
                         did not give timely

                                     22


                         notice  to  Lessor  (and the  Lessor  otherwise  had no
                         actual knowledge) of such filing requirement that would
                         have  permitted  a proper  and  timely  filing  of such
                         return or (B) results from the failure of the Lessee to
                         supply information  necessary for the proper and timely
                         filing of such return that was not in the possession of
                         the Lessor.

         SECTION  16.3  Procedures.  If any claim shall be made  against any Tax
Indemnitee or if any  proceeding  shall be commenced  against any Tax Indemnitee
(including a written  notice of such  proceeding)  for any Taxes as to which the
Lessee may have an indemnity  obligation pursuant to this Section, or if any Tax
Indemnitee  shall  determine  that any Taxes as to which the  Lessee may have an
indemnity  obligation  pursuant  to  this  Section  may  be  payable,  such  Tax
Indemnitee  shall promptly notify the Lessee.  The Lessee shall be entitled,  at
its expense,  to  participate  in and to the extent that the Lessee  desires to,
assume and control the defense thereof; provided, however, that the Lessee shall
have  acknowledged in writing if the contest is  unsuccessful  its obligation to
fully  indemnify  such  Tax  Indemnitee  in  respect  of  such  action,  suit or
proceeding;  and  provided,  further,  that the Lessee  shall not be entitled to
assume and control the defense of any such action,  suit or proceeding  (but the
Tax Indemnitee  shall then contest,  at the sole cost and expense of the Lessee,
on behalf of the Lessee) if and to the extent that (A) in the reasonable opinion
of such Tax Indemnitee,  such action, suit or proceeding involves any meaningful
risk of imposition of criminal  liability or any material risk of material civil
liability on such Tax  Indemnitee  or will involve a material  risk of the sale,
forfeiture or loss, or the creation,  of any Lien (other than a Permitted  Lien)
on the Leased Property or any part thereof unless the Lessee shall have posted a
bond or other security  satisfactory  to the relevant Tax Indemnities in respect
to such risk, (B) such proceeding  involves Claims not fully  indemnified by the
Lessee  which the Lessee and the Tax  Indemnitee  have been unable to sever from
the  indemnified  Claim(s),  (C)  an  Event  of  Default  has  occurred  and  is
continuing,  (D) such action,  suit or proceeding  involves matters which extend
beyond  or are  unrelated  to the  transactions  contemplated  by the  Operative
Documents and if determined  adversely  could be materially  detrimental  to the
interests of such Tax Indemnitee  notwithstanding  indemnification by the Lessee
or (E) such action,  suit or proceeding involves the federal or any state income
tax liability of the Tax Indemnitee.  With respect to any contests controlled by
a Tax Indemnitee, (i) if such contest relates to the federal or any state income
tax liability of such Tax Indemnitee,  such Tax Indemnitee  shall be required to
conduct  such  contest  only if the  Lessee  shall  have  provided  to such  Tax
Indemnitee an opinion of independent tax counsel  selected by the Tax Indemnitee
and reasonably satisfactory to the Lessee stating that a reasonable basis exists
to  contest  such  claim  or  (ii)  in  the  case  of an  appeal  of an  adverse
determination  of any contest  relating to any Taxes, an opinion of such counsel
to the  effect  that  such  appeal  is more  likely  than not to be  successful;
provided,  however,  such Tax Indemnitee shall in no event be required to appeal
an adverse  determination to the United States Supreme Court. The Tax Indemnitee
may  participate  in a  reasonable  manner at its own  expense  and with its own
counsel  in any  proceeding  conducted  by the  Lessee  in  accordance  with the
foregoing.  Each Tax Indemnitee  shall at the Lessee's expense supply the Lessee
with such  information,  documents  and  testimony  reasonably  requested by the
Lessee as are  necessary  or  advisable  for the  Lessee to  participate  in any
action,  suit or proceeding to the extent  permitted by this Section.  Unless an
Event of Default shall have occurred and be continuing,  no Tax Indemnitee shall
enter into any settlement or other compromise with

                                     23


respect to any Claim  which is  entitled to be  indemnified  under this  Section
without the prior  written  consent of the Lessee,  which  consent  shall not be
unreasonably  withheld,  unless  such  Tax  Indemnitee  waives  its  right to be
indemnified  under this  Section  with  respect to such  Claim.  Notwithstanding
anything  contained  herein to the contrary,  (i) a Tax  Indemnitee  will not be
required to contest  (and the Lessee  shall not be permitted to contest) a claim
with respect to the imposition of any Tax if such Tax Indemnitee shall waive its
right to indemnification  under this Section with respect to such claim (and any
related  claim  with  respect  to other  taxable  years the  contest of which is
precluded  as a  result  of such  waiver)  and (ii) no Tax  Indemnitee  shall be
required  to  contest  any claim if the  subject  matter  thereof  shall be of a
continuing nature and shall have previously been decided adversely, unless there
has been a change in law which in the opinion of the  Lessee's  counsel  creates
substantial  authority for the success of such contest.  Each Tax Indemnitee and
the Lessee shall consult in good faith with each other  regarding the conduct of
such contest controlled by either.

         SECTION 16.4 Credits and Refunds.  If (i) a Tax Indemnitee shall obtain
a credit or refund of any Taxes paid by the Lessee  pursuant to this  Section or
(ii) by  reason  of the  incurrence  or  imposition  of any Tax for  which a Tax
Indemnitee is indemnified hereunder or any payment made to or for the account of
such Tax Indemnitee by the Lessee pursuant to this Section,  such Tax Indemnitee
at any time  realizes  a  reduction  in any Taxes  for  which the  Lessee is not
required  to  indemnify  such Tax  Indemnitee  pursuant to this  Section,  which
reduction in Taxes was not taken into  account in computing  such payment by the
Lessee to or for the account of such Tax  Indemnitee,  then such Tax  Indemnitee
shall  promptly pay to the Lessee the amount of such credit or refund,  together
with the amount of any interest  received by such Tax  Indemnitee  on account of
such credit or refund or an amount equal to such reduction in Taxes, as the case
may be;  provided,  however,  that no such  payment  shall be made so long as an
Event of Default shall have occurred and be continuing;  and provided,  further,
that the amount  payable to the Lessee by any Tax  Indemnitee  pursuant  to this
subsection  shall not at any time exceed the  aggregate  amount of all indemnity
payments  made by the Lessee under this Section to such Tax  Indemnitee  and all
related Tax Indemnities with respect to the Taxes which gave rise to a credit or
refund or with  respect to the Tax which gave rise to a reduction  in Taxes less
the amount of all prior  payments made to the Lessee by such Tax  Indemnitee and
related Tax Indemnities under this Section. Each Tax Indemnitee agrees to act in
good faith to claim such refunds and other available Tax benefits, and take such
other  actions as may be  reasonable to minimize any payment due from the Lessee
pursuant to this Section and to maximize the amount of any Tax savings available
to it. The disallowance or reduction of any credit,  refund or other tax savings
with  respect to which a Tax  Indemnitee  has made a payment to the Lessee under
this  subsection  shall be treated as a Tax for which the Lessee is obligated to
indemnify such Tax Indemnitee hereunder.

         SECTION 16.5 Payments.  Any Tax indemnifiable  under this Section shall
be paid directly when due to the applicable  taxing  authority if direct payment
is  practicable  and  permitted.  If direct  payment  to the  applicable  taxing
authority is not permitted or is otherwise not made, any amount payable to a Tax
Indemnitee  pursuant to this Section shall be paid within thirty (30) days after
receipt of a written demand  therefor from such Tax Indemnitee  accompanied by a
written statement describing in reasonable detail the amount so payable, but not
before the date that the relevant Taxes

                                     24

are due. Any payments  made  pursuant to this Section  shall be made directly to
the Tax  Indemnitee  entitled  thereto  or the  Lessor,  as the case may be,  in
immediately  available funds at such bank or to such account as specified by the
payee in written  directions to the payor,  or, if no such direction  shall have
been given, by check of the payor payable to the order of the payee by certified
mail,  postage prepaid at its address as set forth in this  Agreement.  Upon the
request of any Tax Indemnitee  with respect to a Tax that the Lessee is required
to pay,  the Lessee  shall  furnish to such Tax  Indemnitee  the  original  or a
certified  copy of a receipt  for  Lessee's  payment  of such Tax or such  other
evidence of payment as is reasonably acceptable to such Tax Indemnitee.

         SECTION 16.6 Reports,  Returns and  Statements.  If the Lessee knows of
any report,  return or statement  required to be filed with respect to any Taxes
that are subject to indemnification under this Section, the Lessee shall, if the
Lessee is  permitted  by  Applicable  law,  timely file such  report,  return or
statement  (and, to the extent  permitted by law,  show  ownership of the Leased
Property in the Lessee); provided,  however, that if the Lessee is not permitted
by Applicable  law or does not have access to the  information  required to file
any such  report,  return or  statement  the Lessee will  promptly so notify the
appropriate Tax Indemnitee,  in which case Tax Indemnitee will file such report.
In any case in which the Tax  Indemnitee  will file any such  report,  return or
statement,  Lessee shall,  upon written request of such Tax Indemnitee,  provide
such Tax  Indemnitee  with such  information  as is reasonably  available to the
Lessee.

                                 ARTICLE XVII
                                 MISCELLANEOUS

         SECTION 17.1 Reports.  To the extent required under  applicable law and
to the  extent it is  reasonably  practical  for Lessee to do so,  Lessee  shall
prepare and file in timely fashion, or, where such filing is required to be made
by Lessor or it is otherwise  not  reasonably  practical for Lessee to make such
filing,  Lessee shall  prepare and deliver to Lessor (with a copy to the Lender)
within a reasonable time prior to the date for filing and Lessor shall file, any
material  reports  with  respect to the  condition  or  operation  of the Leased
Property that shall be required to be filed with any governmental authority.

         SECTION 17.2 Binding  Effect;  Successors  and Assigns;  Survival.  The
terms and provisions of this Lease,  and the respective  rights and  obligations
hereunder  of  Lessor  and  Lessee,  shall  be  binding  upon  their  respective
successors, legal representatives and assigns (including, in the case of Lessor,
any Person to whom  Lessor may  transfer  the Leased  Property  or any  interest
therein in accordance with the provisions of the Operative Documents), and inure
to the benefit of their  respective  permitted  successors and assigns,  and the
rights  hereunder of the Trustee shall inure (subject to such  conditions as are
contained  herein) to the  benefit of the  Trustee's  permitted  successors  and
assigns.

         SECTION 17.3 Quiet  Enjoyment.  Lessor  covenants  that,  so long as no
Event of Default  has  occurred  and is  continuing,  it will not  interfere  in
Lessee's or any of its  sublessees'  quiet  enjoyment of the Leased  Property in
accordance with this Lease during the Lease Term. Such right

                                     25



of quiet  enjoyment is  independent  of, and shall not affect,  Lessor's  rights
otherwise to initiate  legal action to enforce the  obligations  of Lessee under
this Lease.

         SECTION 17.4 Notices.  Unless otherwise  specified herein, all notices,
offers,   acceptances,   rejections,   consents,   requests,  demands  or  other
communications  to or upon the  respective  parties hereto shall be given in the
manner provided for in the Note Purchase Agreement.

         SECTION 17.5  Severability.  Any  provision of this Lease that shall be
prohibited or unenforceable in any jurisdiction  shall, as to such jurisdiction,
be ineffective to the extent of such  prohibition  or  unenforceability  without
invalidating  the  remaining  provisions  hereof  and any  such  prohibition  or
unenforceability   in  any   jurisdiction   shall  not   invalidate   or  render
unenforceable such provision in any other jurisdiction,  and Lessee shall remain
liable  to  perform  its  obligations  hereunder  except  to the  extent of such
unenforceability.  To the extent  permitted by  applicable  law,  Lessee  hereby
waives any  provision of law that renders any  provision  hereof  prohibited  or
unenforceable in any respect.

         SECTION 17.6 Amendment; Complete Agreements. Neither this Lease nor any
of the terms hereof may be terminated, amended, supplemented, waived or modified
orally,  except by an  instrument  in  writing  signed by Lessor  and Lessee and
approved  by ADESA and by the  Trustee as provided  for in the  Indenture.  This
Lease,  together with the other Operative Documents,  is intended by the parties
as a final  expression of their lease  agreement and as a complete and exclusive
statement  of  the  terms  thereof,   all   negotiations,   considerations   and
representations between the parties having been incorporated herein and therein.
No course of prior dealings  between the parties or their  officers,  employees,
agents or Affiliates shall be relevant or admissible to supplement,  explain, or
vary any of the terms of this Lease or any other Operative Document.  Acceptance
of, or acquiescence in, a course of performance rendered under this or any prior
agreement  between  the  parties or their  Affiliates  shall not be  relevant or
admissible  to  determine  the  meaning of any of the terms of this Lease or any
other Operative Document.  No  representations,  undertakings or agreements have
been  made or  relied  upon  in the  making  of  this  Lease  other  than  those
specifically set forth in the Operative Documents.

         SECTION  17.7  Construction.  This Lease  shall not be  construed  more
strictly  against any one party,  it being  recognized  that both of the Parties
hereto have  contributed  substantially  and materially to the  preparation  and
negotiation of this Lease.

         SECTION  17.8  Headings.  The Table of  Contents  and  headings  of the
various  Articles  and Sections of this Lease are for  convenience  of reference
only and shall  not  modify,  define  or limit  any of the  terms or  provisions
hereof.

         SECTION  17.9  Counterparts.  This Lease may be executed by the parties
hereto in separate  counterparts,  each of which when so executed and  delivered
shall be an original,  but all such counterparts  shall together  constitute but
one and the same instrument.

                                     26

         SECTION  17.10  GOVERNING  LAW.  THIS  LEASE  SHALL  IN ALL RESPECTS BE
GOVERNED  BY,  AND  CONSTRUED  IN  ACCORDANCE  WITH,  THE  LAWS OF THE  STATE OF
TENNESSEE APPLICABLE TO AGREEMENTS MADE AND TO BE PERFORMED ENTIRELY WITHIN SUCH
STATE,  INCLUDING  ALL  MATTERS  OF  CONSTRUCTION,  VALIDITY,  PERFORMANCE,  THE
CREATION  OF THE  LEASEHOLD  ESTATE  HEREUNDER  AND THE  EXERCISE  OF RIGHTS AND
REMEDIES WITH RESPECT TO SUCH ESTATE.

         SECTION  17.11  Discharge  of  Lessee's Obligations  by its Affiliates.
Lessor agrees that performance of any of Lessee's  obligations  hereunder by one
or more of  Lessee's  Affiliates  or one or more of Lessee's  sublessees  of the
Leased  Property or any part thereof shall  constitute  performance by Lessee of
such  obligations  to the same extent and with the same effect  hereunder  as if
such obligations were performed by Lessee,  but no such performance shall excuse
Lessee  from any  obligation  not  performed  by it or on its  behalf  under the
Operative Documents.

         SECTION 17.12  Liability of Lessor Limited. Except as otherwise 
expressly provided below in this Section, it is expressly  understood and agreed
by and between Lessee,  Lessor and their respective  successors and assigns that
nothing herein  contained shall be construed as creating any liability of Lessor
or any of  its  Affiliates  or any  of  their  respective  officers,  directors,
employees or agents, individually or personally, to perform any covenant, either
express  or  implied,  contained  herein,  all  such  liability,  if any,  being
expressly  waived  by  Lessee  and by each and  every  Person  now or  hereafter
claiming by,  through or under  Lessee and that,  so far as Lessor or any of its
Affiliates or any of their respective officers, directors,  employees or agents,
individually  or personally,  is concerned,  Lessee and any Person  claiming by,
through or under  Lessee  shall look solely to the right,  title and interest of
Lessor in the Leased Property and any proceeds from Lessor's sale or encumbrance
thereof or the  Additional  Rent  (provided,  however,  that Lessee shall not be
entitled to any double  recovery) for the  performance of any  obligation  under
this  Lease  and under  the  Operative  Documents  and the  satisfaction  of any
liability arising therefrom.

         SECTION 17.13  Estoppel Certificates. Each party hereto agrees that any
time and from time to time during the Lease Term,  it will  promptly,  but in no
event  later than  thirty  (30) days after  request by the other  party  hereto,
execute,  acknowledge  and  deliver to such other  party or to the  Lender,  any
prospective  purchaser (if such prospective purchaser has signed a commitment or
letter of intent to purchase the Leased Property or any part thereof),  assignee
or  mortgagee  or third party  designated  by such other  party,  a  certificate
stating (i) that this Lease is  unmodified  and in force and effect (or if there
have been modifications, that this Lease is in force and effect as modified, and
identifying the modification agreements),  (ii) the date to which Basic Rent and
Additional  Rent has been  paid,  (iii)  whether  or not  there is any  existing
default by Lessee in the payment of Basic Rent and Additional  Rent or any other
sum of money  hereunder,  and whether or not there is any other existing default
by either  party with  respect to which a notice of default has been served and,
if there is any such default,  specifying  the nature and extent  thereof,  (iv)
whether  or  not,  to  the  knowledge  of  the  signer  after  due  inquiry  and
investigation, there are any setoffs, defenses or counterclaims

                                     27


against  enforcement of the  obligations to be performed  hereunder  existing in
favor of the party  executing such  certificate  and (v) other items that may be
reasonably  requested;  provided,  however,  that  no  such  certificate  may be
requested unless the requesting party has a good faith reason for such request.

         SECTION 17.14  No Joint Venture. Any intention to create a joint
venture or  partnership   relation   between  Lessor  and  Lessee  is  hereby  
expressly disclaimed.

         SECTION  17.15  No Accord and Satisfaction. The acceptance by Lessor of
any sums from Lessee  (whether as Basic Rent or  otherwise) in amounts which are
less than the amounts due and payable by Lessee  hereunder is not intended,  nor
shall any such acceptance be construed, to constitute an accord and satisfaction
of any  dispute  between  Lessor and Lessee  regarding  sums due and  payable by
Lessee hereunder, unless Lessor specifically deems it as such in writing.

         SECTION  17.16  No Merger.  In no event  shall the leasehold  interest,
estates  or rights of Lessee  hereunder  merge  with any  interests,  estates or
rights of Lessor in or to the Leased  Property,  it being  understood  that such
leasehold  interests,  estates and rights of Lessee hereunder shall be deemed to
be separate and distinct  from Lessor's  interests,  estates and rights in or to
the Leased Property,  notwithstanding that any such interests, estates or rights
shall at any time or times be held by or vested in the same person,  corporation
or other entity.

         SECTION 17.17  Survival. The obligations of Lessee to be performed
under  this  Lease  prior  to the  Lease  Termination  Date  shall  survive  the
expiration or termination of this Lease. The extension of any applicable statute
of  limitations  by  Lessor,  Lessee or any  Indemnitee  shall not  affect  such
survival.

         SECTION  17.18  Prior Mortgages. This Lease is and shall be subject and
subordinate  to that certain Deed of Trust and Security  Agreement,  dated as of
November  22, 1994,  by Lessor in favor of John A. Gupton,  III, as trustee (the
"Local  Trustee"),  for the benefit of the Trustee  and  encumbering  the Leased
Property, and to all rights of the Local Trustee and the Trustee thereunder, and
to  all  renewals,   modifications,   consolidations,   amendments,   increases,
replacements and extensions thereof ("Mortgage").

         Lessee  agrees to  perform  all of the  obligations  of Lessor  (in its
capacity  as grantor)  set forth in the  Mortgage,  insofar as such  obligations
relate,  directly or  indirectly,  to the Leased  Property,  whether or not such
obligations  are more onerous than the  obligations  imposed upon Lessee by this
Lease.

         Whenever any provision of this Lease requires any consent,  approval or
agreement  of the  Lessor,  such  requirement  shall be  deemed to  include  the
consent, approval or agreement of the Trustee, so long as the Mortgage shall not
have been discharged.

         SECTION 17.19  Time of Essence.  Time is of the essence of this Lease.

                                     28



         SECTION 17.20  Recordation of Lease. Lessee will, at its expense, cause
a Memorandum  of this Lease and the Purchase Option to be recorded in the proper
office or offices in the State of Tennessee  and the  municipality  in which the
Land is located.

             [The remainder of this page intentionally left blank.]

                                     29


         IN WITNESS  WHEREOF,  the  parties  hereto  have  caused this Lease and
Development  Agreement  to be  executed  by  their  respective  duly  authorized
officers as of the day and year first above written.


                                            ASSET HOLDINGS III, L.P.,
Witnessed:                                  as Lessor

                                            By:  Asset Holdings Corporation III
By:   Thomas F. O'Conner                         as General Partner
   ----------------------------
Name: Thomas F. O'Conner


By:   Ellen M. Grace                        By:   Lannhi Tran
   ----------------------------                -------------------------------- 
Name: Ellen M. Grace                           LANNHI TRAN, Vice President



                                            A.D.E. OF KNOXVILLE, INC.
Witnessed:                                  as Lessee

By:   Warren W. Byrd
   ----------------------------
Name: Warren W. Byrd


By:   Denise L. McAtee                      By:   Jerry Williams
   ----------------------------                --------------------------------
Name: Denise L. McAtee                      Title: Jerry Williams, Secretary




STATE OF CONNECTICUT    )
                        )    ss:
COUNTY OF HARTFORD      )

         The foregoing  instrument was  acknowledged  before me this 28th day of
November,  1994, by Lannhi Tran the Vice President of Asset Holdings Corporation
III,  as  general   partner  of  Asset  Holdings  III,  L.P.,  an  Ohio  limited
partnership, on behalf of the partnership, as such person's and its free act and
deed.


                                   Brenda Page
                                   ------------------------------
                                   Notary Public
                                   My Commission Expires: My Commission Exp. 
                                                          April 30, 1998







STATE OF INDIANA       )
                       )    ss:
COUNTY OF MARION       )

         The foregoing instrument was acknowledged before me this 23th day of 
November,  1994, by Jerry  Williams,  Secretary of A.D.E.  of Knoxville,  Inc. a
Tenn. corporation, on behalf of the corporation, as such person's and its free
act and deed.



                                   Denise L. McAtee
                                   ------------------------------
                                   Notary Public   Denise L. McAtee
                                   My Commission Expires: April 9, 1997
                                                         DENISE L MCATEE
                                                 NOTARY PUBLIC STATE OF INDIANA
                                                          MARION COUNTY
                                                 MY COMMISSION EXP. APR. 9, 1997


                                  ACKNOWLEDGED

         The undersigned,  ADESA Corporation  hereby  acknowledges the foregoing
Lease and  Development  Agreement  and hereby  agrees to perform and observe the
covenants  with  respect  to it set  forth  in  Article  III of  such  foregoing
Agreement.

                                          ADESA CORPORATION



Date   11/28/94                           By:   Warren W. Byrd
     -------------                           --------------------------------
                                             Warren W. Byrd, Assistant Secretary






                                 SCHEDULE I
                       DESCRIPTION OF LEASED PROPERTY


I.       Land:

         All  that  certain   piece  or  parcel  of  land,   together  with  any
improvements  located  thereon,  situated  at   _______________________  in  the
________________, _________ containing _____ acres, more or less, and being more
particularly bounded and described as follows:

II.      Improvement:

         An office building containing  approximately __________ square feet, or
any and all other buildings, structures or improvements now or hereafter located
on the Land.

                                                     

                                                                  Exhibit 10(k)
- --------------------------------------------------------------------------------


                         LEASE AND DEVELOPMENT AGREEMENT

                          Dated as of November 28, 1994

                                     between

                       ASSET HOLDINGS III, L.P., as Lessor

                                       and

                        ADESA-Charlotte, Inc., as Lessee


- --------------------------------------------------------------------------------






                                TABLE OF CONTENTS

                                                                          Page

PRELIMINARY STATEMENT.......................................................1

ARTICLE I
  DEFINITIONS; INTERPRETATION...............................................2

ARTICLE II
  LEASE OF LEASED PROPERTY..................................................2
           SECTION 2.1     Lease of Land....................................2
           SECTION 2.2     Lease of Improvement.............................2
           SECTION 2.3     Other Property...................................3

ARTICLE III
  CONSTRUCTION AND EQUIPPING OF THE IMPROVEMENT.............................3

ARTICLE IV
  RENT......................................................................3
           SECTION 4.1     Basic Rent.......................................3
           SECTION 4.2     Additional Rent..................................3
           SECTION 4.3     Supplemental Rent................................3
           SECTION 4.4     Payments Under Unconditional Guaranty............4
           SECTION 4.5     Method of Payment................................4
           SECTION 4.6     Late Payment.....................................5
           SECTION 4.7     Net Lease; No Setoff, Etc........................5

ARTICLE V
  CONDITION AND USE OF LEASED PROPERTY......................................6

ARTICLE VI
  LIENS; EASEMENTS; PARTIAL CONVEYANCES.....................................7

ARTICLE VII
  MAINTENANCE AND REPAIR;
  ALTERATIONS, MODIFICATIONS AND ADDITIONS..................................8
           SECTION 7.1     Maintenance and Repair; Compliance With Law.. ...8
           SECTION 7.2     Alterations......................................9

ARTICLE VIII
  USE.......................................................................9


                                   i



ARTICLE IX
  INSURANCE................................................................9

ARTICLE X
  ASSIGNMENT AND SUBLEASING...............................................10

ARTICLE XI
  LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE...............................11
          SECTION 11.1       Available Proceeds...........................11
          SECTION 11.2       Repairs and Restoration......................11
          SECTION 11.3       Complete Taking..............................12
          SECTION 11.4       Application of Available Proceeds............12
          SECTION 11.5       Prosecution of Awards........................13
          SECTION 11.6       Application of Certain Payments Not 
                              Relating to an Event of Complete Taking.....13
          SECTION 11.7       Other Dispositions...........................13
          SECTION 11.8       No Rent Abatement............................14
          SECTION 11.9       Purchase Option and Remarketing Option.......14

ARTICLE XII
  INTEREST CONVEYED TO LESSEE.............................................15

ARTICLE XIII
  EVENTS OF DEFAULT.......................................................15

ARTICLE XIV
  ENFORCEMENT.............................................................17
           SECTION 14.1       Remedies....................................17
           SECTION 14.2       Remedies Cumulative; No Waiver; Consents....18

ARTICLE XV
  RIGHT TO PERFORM FOR LESSEE.............................................19

ARTICLE XVI
  GENERAL TAX INDEMNITY...................................................19
           SECTION 16.1       Tax Indemnification.........................19
           SECTION 16.2       Exceptions..................................20
           SECTION 16.3       Procedures..................................22
           SECTION 16.4       Credits and Refunds.........................23
           SECTION 16.5       Payments....................................23
           SECTION 16.6       Reports, Returns and Statements.............24

                                     ii


ARTICLE XVII
  MISCELLANEOUS...........................................................24
           SECTION 17.1       Reports.....................................24
           SECTION 17.2       Binding Effect; Successors and Assigns;
                               Survival...................................24
           SECTION 17.3       Quiet Enjoyment.............................25
           SECTION 17.4       Notices.....................................25
           SECTION 17.5       Severability................................25
           SECTION 17.6       Amendment; Complete Agreements..............25
           SECTION 17.7       Construction................................25
           SECTION 17.8       Headings....................................25
           SECTION 17.9       Counterparts................................26
           SECTION 17.10      GOVERNING LAW...............................26
           SECTION 17.11      Discharge of Lessee's Obligations by its
                               Affiliates.................................26
           SECTION 17.12      Liability of Lessor Limited.................26
           SECTION 17.13      Estoppel Certificates.......................26
           SECTION 17.14      No Joint Venture............................27
           SECTION 17.15      No Accord and Satisfaction..................27
           SECTION 17.16      No Merger...................................27
           SECTION 17.17      Survival....................................27
           SECTION 17.18      Prior Mortgages.............................27
           SECTION 17.19      Time of Essence.............................28
           SECTION 17.20      Recordation of Lease........................28

                                     iii


                         LEASE AND DEVELOPMENT AGREEMENT

         THIS LEASE AND DEVELOPMENT  AGREEMENT  ("Lease"),  dated as of November
28, 1994,  is between  Asset  Holdings  III,  L.P.  ("Lessor"),  an Ohio limited
partnership,  as Lessor, and Adesa-Charlotte,  Inc., ("Lessee") a North Carolina
corporation, as Lessee.

         ADESA Corporation ("ADESA"), an Indiana corporation, has guaranteed the
payment and  performance of certain  obligations  under this Lease pursuant to a
Guaranty and Purchase Option  Agreement  dated as of the date hereof  ("Guaranty
Agreement")  and  ADESA  is  acknowledging  this  Agreement.  The  Lessee  is  a
wholly-owned subsidiary of ADESA.

                              PRELIMINARY STATEMENT

                  In accordance with the terms and provisions of this Lease, the
Note  Purchase   Agreement  dated  as  of  November  22,  1994  ("Note  Purchase
Agreement") by and among the Lessor,  ADESA and Principal  Mutual Life Insurance
Company ("Note Purchaser"),  the Collateral Trust Indenture dated as of November
22, 1994  ("Indenture") by and between the Lessor and PNC Bank,  Kentucky,  Inc.
("Trustee")  and the  Mortgage  with  respect  to the  Property  (as  defined in
ss.17.18 hereof):

                           (i)      the Lessor will  acquire  the real  property
                                    described  in  Schedule 1 hereto,  excluding
                                    any buildings or other  improvements  now or
                                    hereafter  contained  thereon ("Land") for a
                                    purchase  price of  $1,732,444.00,  upon the
                                    terms and subject to the  conditions  of the
                                    Purchase  Agreement dated as of November 22,
                                    1994 by and Lessor and CIL, INC.  ("Purchase
                                    Agreement");

                           (ii)     the Lessor will  acquire the  buildings  and
                                    improvements  contained  thereon,   together
                                    with  the  additions  and  alterations  with
                                    respect  thereto to be made by the Lessee as
                                    provided  for herein  ("Improvement")  for a
                                    purchase price of $4,967,556.00, below, upon
                                    the terms and subject to the  conditions  of
                                    the Purchase Agreement;
                                    
                           (iii)    the  Lessor  will  lease  the  Land  and the
                                    Improvement   (collectively,   the   "Leased
                                    Property")  to the Lessee  pursuant  to this
                                    Lease;

                           (iv)     the Lessee shall make  certain  improvements
                                    or additions to the  Improvement as provided
                                    for herein;

                           (v)      the Lessor  will fund the  payment of 97% of
                                    the  purchase  price for the Land (the "Land
                                    Funded Purchase  Price") out of the proceeds
                                    of  Notes   issued   pursuant  to  the  Note
                                    Purchase Agreement, and the Lessor will fund
                                    the payment of 3% of the purchase  price for
                                    the  Land  out  of  its  contributed  equity
                                    capital;



                           (vi)     the Lessor  will fund  payment of 97% of the
                                    purchase  price  for  the  Improvement  (the
                                    "Improvement  Funded Purchase Price") out of
                                    the proceeds of Notes issued pursuant to the
                                    Note Purchase Agreement, and the Lessor will
                                    fund payment of 3% of the purchase price for
                                    the   Improvement  out  of  its  contributed
                                    equity capital;

                           (vii)    the First  Mortgage  Notes due April 1, 2000
                                    to be issued  pursuant to the Note  Purchase
                                    Agreement  ("Notes")  and other  obligations
                                    under  the  Note   Purchase   Agreement  are
                                    secured pursuant to the Mortgage;

                           (viii)   the  Mortgage,  the Lease and certain  other
                                    rights and  property  of the Lessor  related
                                    thereto  have been  assigned  to the Trustee
                                    pursuant to the  Indenture  as security  for
                                    the Notes and  other  obligations  under the
                                    Note Purchase Agreement.

         NOW, THEREFORE,  in consideration of the mutual agreements contained in
this  Lease  and  other  good  and  valuable  consideration,   the  receipt  and
sufficiency  of which are  hereby  acknowledged,  the  parties  hereto  agree as
follows.

                                    ARTICLE I
                           DEFINITIONS; INTERPRETATION

         Unless the context shall otherwise require,  capitalized terms used and
not defined  herein shall have the meanings  assigned  thereto in the Indenture.
The Note  Purchase  Agreement,  the  Indenture,  the Guaranty  Agreement and the
Financing  Documents (as defined in the Indenture) are referred to herein as the
"Operative Documents."

                                   ARTICLE II
                            LEASE OF LEASED PROPERTY

         SECTION 2.1 Lease of Land.  Lessor hereby  demises and leases  Lessor's
interest  in the Land to Lessee,  and Lessee  hereby  rents and leases  Lessor's
interest in the Land from Lessor,  for a term  commencing on the date hereof and
continuing through and including April 1, 2000, ("Lease Term").
                  
         SECTION  2.2 Lease of  Improvement.  Lessor  hereby  demises and leases
Lessor's  interest  in the  Improvement  (whether  or not the  Construction  (as
defined  herein) has been  completed)  to Lessee,  and Lessee  hereby  rents and
leases Lessor's interest in the Improvement (whether or not the Construction (as
defined herein) has been completed) from Lessor,  for the Lease Term. The demise
and  lease  of the  Improvement  pursuant  to this  Section  shall  include  any
additional right,  title or interest in the Improvement which may at any time be
acquired  by Lessor,  the intent  being that all right,  title and  interest  of
Lessor  in and to the  Improvement  shall at all  times be  demised  and  leased
hereunder.

                                       2


                  
         SECTION  2.3  Other Property.  Lessee may from time to time own or hold
under  lease from  Persons  other than  Lessor  furniture,  trade  fixtures  and
equipment  located on or about the Leased  Property  that is not subject to this
Lease.

                                   ARTICLE III
                  CONSTRUCTION AND EQUIPPING OF THE IMPROVEMENT

                      [This Article intentionally omitted.]

                                   ARTICLE IV
                                      RENT

         SECTION 4.1  Basic Rent.  Beginning on August 1, 1995, Lessee shall pay
to Lessor in  installments  payable  in  arrears  on the first day of each month
during the Lease Term ("Rental  Payment Date"),  "Basic Rent" in an amount equal
to  $53,219.20  per month,  or, if such amount is less, an amount equal to 9.82%
per annum of the Funded Purchase Price Balance.

         As used  herein,  the term "Funded  Purchase  Price  Balance"  means an
amount equal to the combined  amount of the Land Funded  Purchase  Price and the
Improvement  Funded Purchase Price,  reduced by (i) the cumulative amount of all
Guaranty Credits, if any, applied to the Land and the Improvement, respectively,
as provided  for in Section 4.4 hereof,  and (ii) the  cumulative  amount of all
Casualty  and  Condemnation  Credits  applied  to the Land and the  Improvement,
respectively, as provided for in Article XI hereof.

         SECTION 4.2 Additional Rent.  Beginning on August 1, 1995, Lessee shall
pay to the Lessor in installments payable in arrears on each Rental Payment Date
during the lease term,  "Additional  Rent" in an amount equal to  $3,184.64  per
month with respect to such Rental Payment Date.

         SECTION  4.3  Supplemental  Rent.  Lessee  shall pay to  Lessor,  or to
whomever shall be entitled thereto as expressly  provided herein or in any other
Operative Document,  any and all Supplemental Rent promptly as the same shall be
come due and  payable.  In the event of any failure on the part of Lessee to pay
any  Supplemental  Rent,  Lessor  shall have all  rights,  powers  and  remedies
provided  for  herein  or by law or in  equity  or  otherwise  in  the  case  of
nonpayment of Basic Rent or Additional Rent.

         As used herein, the term "Supplemental Rent" means any and all amounts,
liabilities and obligations  other than Basic Rent and Additional Rent which the
Lessee or ADESA  assumes or agrees or is  otherwise  obligated  to pay under the
Lease or any other Operative Document (whether or not designated as Supplemental
Rent) to the Lessor, the Trustee or any other party, including,

                                       3



without  limitation,  the Make Whole  Amount (as defined and provided for in the
Note Purchase  Agreement) and payments and indemnities and damages for breach of
any covenants, representations, warranties or agreements.

         SECTION 4.4 Payments Under Unconditional Guaranty.  Notwithstanding any
other  provision  of this  Lease,  payments  made by ADESA  under  the  guaranty
provided for in Section 5 of the Note Purchase Agreement shall be deemed to have
been paid and applied, as follows;  provided,  however,  that in all such events
all such amounts  shall be allocated and applied by the Lessor among amounts due
under this  Lease and other  Leases  referred  to in the  Indenture  as it shall
determine in the sole exercise of its discretion:

                           (i)      Any  such   payment  made  with  respect  to
                                    interest  on the  Notes  shall be  deemed to
                                    have been  paid on  behalf of the  Lessee to
                                    the Lessor as payment or prepayment of Basic
                                    Rent  allocated   between  Basic  Rent  with
                                    respect  to the  Land  and the  Improvement,
                                    respectively,  pro rata in proportion to the
                                    Funded  Purchase  Price Balance with respect
                                    to   the   Land    and   the    Improvement,
                                    respectively;

                           (ii)     Any such  payment  made with  respect to the
                                    Make  Whole  Amount  shall be deemed to have
                                    been  paid  to the  Lessor  as  Supplemental
                                    Rent;

                           (iii)    Any such  payment  made with  respect to the
                                    principal  amount of the Notes  shall not be
                                    deemed to have  been  paid by the  Lessee to
                                    the Lessor as Basic Rent, Additional Rent or
                                    Supplemental   Rent,  but  shall,   for  the
                                    purposes  of this  Lease  and  the  Guaranty
                                    Agreement,   be  applied   as  a   "Guaranty
                                    Credit;" and

                           (iv)     Any such payment made with respect to any of
                                    the  Guaranteed  Obligations  (as defined in
                                    the Note  Purchase  Agreement),  other  than
                                    payments  made with respect to the principal
                                    amount  of  and   interest  and  Make  Whole
                                    Amount, if any, on the Notes shall be deemed
                                    to  have  been  paid  by the  Lessee  to the
                                    Lessor as Supplemental Rent.

         SECTION 4.5 Method of Payment.  Basic Rent and Supplemental  Rent shall
be paid by the Lessee directly to the Trustee as provided for in the Assignments
of Lease and the  Indenture.  So long as no event of default has occurred and is
continuing  under the  Mortgage,  Additional  Rent  shall be paid by the  Lessee
directly to the Lessor or to such Person or Persons as the Lessor shall  specify
in writing to Lessee,  and at such place or places as the Lessor or such  Person
or Persons as the Lessor shall specify in writing to Lessee.

         All  payments  of Basic Rent,  Additional  Rent and  Supplemental  Rent
(collectively,  "Rent")  shall be made by Lessee prior to 10:00 a.m.,  Columbus,
Ohio time, at the place of payment in funds

                                       4



consisting  of lawful  currency of the United  States of America  which shall be
immediately  available on the  scheduled  date when such  payment  shall be due,
unless  such  scheduled  date  shall not be a Business  Day,  in which case such
payment shall be made on the next succeeding Business Day.

         SECTION 4.6 Late Payment.  If any Basic Rent or  Additional  Rent shall
not be paid when due, Lessee shall pay to Lessor, as Supplemental Rent, interest
(to the  maximum  extent  permitted  by law) on such  overdue  amount  from  and
including  the due date  thereof to but  excluding  the  Business Day of payment
thereof at a rate equal to 11.82% per annum  compounded  monthly and computed on
the basis of the actual number of days elapsed over a year  consisting of twelve
(12) months or thirty (30) days each.

         SECTION 4.7 Net Lease;  No Setoff,  Etc. This Lease is a net lease and,
notwithstanding  any other  provision of this Lease,  Lessee shall pay all Basic
Rent,  Additional Rent and  Supplemental  Rent, and all costs,  charges,  taxes,
assessments and other expenses  (foreseen or unforeseen) for which Lessee or any
indemnitee is or shall become liable by reason of Lessee's or such  Indemnitee's
estate,  right, title or interest in the Leased Property,  or that are connected
with or arise out of the acquisition,  installation, possession, use, occupancy,
maintenance,  ownership, leasing, repairs and rebuilding of, or addition to, the
Leased  Property or any portion  thereof,  including,  without  limitation,  the
Construction or the financing of the  Construction and any other amounts payable
hereunder  without  counterclaim,  setoff,  deduction  or  defense  and  without
abatement,   suspension,   deferment,  diminution  or  reduction,  and  Lessee's
obligation  to pay all such  amounts  throughout  the Lease Term is absolute and
unconditional.  The obligations and liabilities of Lessee  hereunder shall in no
way be  released,  discharged  or otherwise  affected for any reason,  including
without  limitation  (i) any defect in the condition,  merchantability,  design,
quality or fitness for use of the Leased  Property or any part  thereof,  or the
failure of the Leased Property to comply with any applicable law,  including any
inability to occupy or use the Leased Property by reason of such  noncompliance,
(ii) any damage to, removal,  abandonment,  salvage,  loss,  contamination of or
release from,  scrapping or destruction  of or any  requisition or taking of the
Leased  Property  or any part  thereof,  (iii) any  restriction,  prevention  or
curtailment of or  interference  with any use of the Leased Property or any part
thereof including eviction,  (iv) any defect in title to or rights to the Leased
Property or any Lien on such title or rights or on the Leased Property,  (v) any
change, waiver,  extension,  indulgence or other action or omission or breach in
respect of any obligation or liability of or by Lessor or the Trustee,  (vi) any
bankruptcy, insolvency,  reorganization,  composition,  adjustment, dissolution,
liquidation or other like proceedings relating to Lessee, Lessor, the Trustee or
any other Person,  or any action taken with respect to this Lease by any trustee
or receiver of Lessee, Lessor, the Trustee or any other Person, or by any court,
in any such  proceeding,  (vii) any claim that Lessee has or might have  against
any Person,  including  without  limitation  Lessor,  any vendor,  manufacturer,
contractor of or for the  Improvement or the Trustee,  (viii) any failure on the
part of Lessor to perform  or comply  with any of the terms of this  Lease,  any
other Operative  Document or of any other agreement  (provided,  nothing in this
clause (viii) shall limit any available  defense or setoff that the Lessee might
have with  respect  to its  obligation  to pay  Additional  Rent  based upon any
failure by Lessor to  perform  or comply  with any of the terms of this Lease or
any  other  Operative  Document,  (ix) any  invalidity  or  unenforceability  or
illegality or disaffirmance of this

                                       5



Lease against or by Lessee or any provision hereof or any of the other Operative
Documents  or any  provision  of any  thereof  whether  or  not  related  to the
Operative  Documents,  (x) the  impossibility  or illegality of  performance  by
Lessee,  Lessor or both, (xi) any action by any court, administrative agency or
other governmental authority, (xii) any restriction, prevention or curtailment
of or interference with the Construction or any use of the Leased Property or
any part thereof or (xiii) any other occurrence whatsoever, whether similar or
dissimilar to the foregoing, whether or not Lessee shall have notice or 
knowledge of any of the foregoing.

         Except as  specifically  set forth in  Article XI of this  Lease,  this
Lease shall be noncancellable by Lessee for any reason whatsoever and Lessee, to
the extent  permitted  by  applicable  law,  waives all rights now or  hereafter
conferred by statute or otherwise to quit, terminate or surrender this Lease, or
to any diminuation,  abatement or reduction of Rent payable by Lessee hereunder.
Each  payment of Rent made by Lessee  hereunder  shall be final and Lessee shall
not  seek or have any  right to  recover  all or any part of such  payment  from
Lessor,  the  Trustee or any party to any  agreements  related  thereto  for any
reason  whatsoever.  Lessee assumes the sole  responsibility  for the condition,
use,  operation,  maintenance,  and management of the Leased Property and Lessor
shall have no  responsibility in respect thereof and shall have no liability for
damage to the  property  of  either  Lessee  or any  subtenant  of Lessee on any
account or for any reason  whatsoever  other than by reason of Lessor's  willful
misconduct or gross negligence or breach of any of its express obligations under
any Operative Document.

                                    ARTICLE V
                      CONDITION AND USE OF LEASED PROPERTY

         During the Lease Term, Lessor's interest in the Improvement (whether or
not  completed) and the Land is demised and let by Lessor "AS IS" subject to (i)
the rights of any  parties in  possession  thereof,  (ii) the state of the title
thereto  existing  at the  time  Lessor  acquired  its  interest  in the  Leased
Property,  (iii)  any  state  of facts  which an  accurate  survey  or  physical
inspection might show (including the survey delivered on the Closing Date), (iv)
all applicable law and (v) any violations of applicable law which may exist upon
or subsequent to the commencement of the Lease Term. LESSEE  ACKNOWLEDGES  THAT,
ALTHOUGH LESSOR WILL OWN AND HOLD TITLE TO THE LEASED PROPERTY, LESSEE IS SOLELY
RESPONSIBLE  FOR THE DESIGN,  DEVELOPMENT,  BUDGETING  AND  CONSTRUCTION  OF THE
IMPROVEMENT [IMPROVEMENTS AND MODIFICATIONS] AND ANY ALTERATIONS. NEITHER LESSOR
NOR THE TRUSTEE HAVE MADE OR SHALL BE DEEMED TO HAVE MADE ANY  REPRESENTATION OR
WARRANTY,  EXPRESS  OR  IMPLIED,  OR  SHALL  BE  DEEMED  TO HAVE  ANY  LIABILITY
WHATSOEVER  AS TO THE  VALUE,  MERCHANTABILITY,  TITLE  HABITABILITY  CONDITION,
DESIGN,  OPERATION,  OR  FITNESS  FOR USE OF THE  LEASED  PROPERTY  (OR ANY PART
THEREOF), OR ANY OTHER REPRESENTATION OR WARRANTY WHATSOEVER EXPRESS OR IMPLIED,
WITH RESPECT TO THE LEASED  PROPERTY (OR ANY PART THEREOF),  ALL SUCH WARRANTIES
BEING HEREBY  DISCLAIMED,  AND NEITHER LESSOR NOR THE LENDER SHALL BE LIABLE FOR
ANY LATENT, HIDDEN, OR PATENT DEFECT THEREIN OR THE FAILURE OF THE LEASED

                                       6




PROPERTY,  OR ANY PART THEREOF,  TO COMPLY WITH ANY  APPLICABLE  LAW. As between
Lessor and Lessee,  Lessee has been  afforded  full  opportunity  to inspect the
Land,  is  satisfied  with the  results  of its  inspections  of the Land and is
entering  into  this  Lease  solely  on the  basis  of the  results  of its  own
inspections and all risks incident to the matters discussed in the two preceding
sentences, as between Lessor or the Trustee, on the one hand, and Lessee, on the
other,  are to be borne by Lessee.  The  provisions  of this  Article  have been
negotiated and, except to the extent otherwise  expressly stated,  the foregoing
provisions  are  intended  to  be a  complete  exclusion  and  negation  of  any
representations or warranties by Lessor or the Trustee, express or implied, with
respect  to the  Leased  Property  that  may  arise  pursuant  to any law now or
hereafter in effect or otherwise.

                                   ARTICLE VI
                      LIENS; EASEMENTS; PARTIAL CONVEYANCES

         Commencing on the date that  Construction  is completed and thereafter,
Lessee  shall not  directly  or  indirectly  create,  incur or assume,  any lien
encumbrance or security interest on or with respect to the Leased Property,  the
Construction,  title thereto,  or any interest  therein  ("Lien")  including any
Liens which arise out of the possession, use, occupancy, construction, repair or
rebuilding of the Leased  Property or by reason of labor or materials  furnished
or claimed to have been furnished to Lessee, or any of its contractors or agents
or by reason of the financing of any personalty or equipment purchased or leased
by Lessee or Alterations  constructed by Lessee,  except in all cases  Permitted
Exceptions.

         Notwithstanding  the  foregoing  paragraph,  at the  request of Lessee,
Lessor  shall,  from  time to time  during  the Lease  Term and upon  reasonable
advance written notice from Lessee and receipt of the materials specified in the
next  succeeding  sentence,  consent to and join in any (i) grant of  easements,
licenses, rights of way and other rights in the nature of easements,  including,
without limitation,  utility easements to facilitate  Lessee's use,  development
and  construction  of the  Leased  Property,  (ii)  release  or  termination  of
easements,  licenses,  rights of way or other  rights in the nature of easements
which are for the benefit of the Land or the Improvement or any portion thereof,
(iii)  dedication  or  transfer of portions  of the Land,  not  improved  with a
building,  for  road,  highway  or other  public  purposes,  (iv)  execution  of
agreements   for  ingress  and  egress  and  amendments  to  any  covenants  and
restrictions  affecting the Land or the  Improvement or any portion  thereof and
(v)  request to any  governmental  authority  for  platting  or  subdivision  or
replotting  or  resubdivision  approval  with respect to the Land or any portion
thereof or any parcel of land of which the Land or any portion  thereof  forms a
part  or  a  request  for  any  variance  from  zoning  or  other   governmental
requirements.  Lessor's  obligations pursuant to the preceding sentence shall be
subject to the requirements that:

                           (i)      any such  action  shall be at the sole  cost
                                    and  expense of Lessee and Lessee  shall pay
                                    all reasonable and documented  out-of-pocket
                                    costs  of  Lessor  in  connection  therewith
                                    (including,    without    limitation,    the
                                    reasonable and documented fees of attorneys,
                                    architects, engineers,

                                       7




                                    planners,appraisers and other  professionals
                                    reasonably  retained by Lessor in connection
                                    with any such action);

                           (ii)     Lessee  shall  have  delivered  to  Lessor a
                                    certificate of the Chief  Financial  Officer
                                    of Lessee  stating that (1) such action will
                                    not cause the Land or the Improvement or any
                                    portion  thereof  to fail to  comply  in any
                                    respect with the  provisions of the Lease or
                                    any  other  Operative  Documents  or in  any
                                    respect  with  applicable  law and (2)  such
                                    action will not  materially  reduce the fair
                                    market sales  value,  utility or useful life
                                    of the Land or the  Improvement nor Lessor's
                                    interest therein

                           (iii)    any  consideration  received  in  connection
                                    with  any  such  action  shall  be  paid  as
                                    provided for in the Indenture; and

                           (iv)     in the case of any release or conveyance, if
                                    Lessor so requests,  Lessee will cause to be
                                    issued and  delivered to Lessor by the Title
                                    Insurance  Company  an  endorsement  to  the
                                    Title  Policy  pursuant  to which  the Title
                                    Insurance  Company agrees that its liability
                                    for the payment of any loss or damage  under
                                    the terms and provisions of the Title Policy
                                    will not be  affected  by reason of the fact
                                    that a portion of the real property referred
                                    to in  Schedule  A of the Title  Policy  has
                                    been released or conveyed by Lessor.


                                   ARTICLE VII
                             MAINTENANCE AND REPAIR;
                    ALTERATIONS, MODIFICATIONS AND ADDITIONS

         SECTION 7.1 Maintenance and Repair; Compliance With Law. Lessee, at its
own expense,  shall at all times (i) maintain the Leased Property in good repair
and condition  (subject to ordinary wear and tear),  in accordance  with prudent
industry  standards  and,  in any  event,  in no less a manner as other  similar
automobile auction facilities owned or leased by ADESA,  Lessee or ADESA's other
subsidiaries,  (ii)  make all  alterations  in  accordance  with,  and  maintain
(whether  or  not  such  maintenance   requires   structural   modifications  or
alterations)  and operate and otherwise  keep the Leased  Property in compliance
with, all applicable laws and (iii) make all material repairs,  replacements and
renewals  of the Leased  Property or any part  thereof  which may be required to
keep the Leased Property in the condition  required by the preceding clauses (i)
and (ii). Lessee shall perform the foregoing maintenance  obligations regardless
of whether the Leased  Property is occupied  or  unoccupied.  Lessee  waives any
right  that it may now  have or  hereafter  acquire  to (i)  require  Lessor  to
maintain,  repair,  replace,  alter,  remove or  rebuild  all or any part of the
Leased  Property or (ii) make  repairs at the expense of Lessor  pursuant to any
applicable law or other  agreements or otherwise.  Lessor shall not be liable to
Lessee or to any contractors,  subcontractors,  laborers, materialmen, suppliers
or vendors for services performed or material provided on or in connection

                                       8



with the Leased  Property or any part  thereof.  Lessor shall not be required to
maintain, alter, repair, rebuild or replace the Leased Property in any way.

SECTION 7.2 Alterations.  Lessee may, without the consent of Lessor, at Lessee's
own cost and expense,  make alterations  which, in the reasonable opinion of the
chief  executive  officer of  Lessee,  do not  diminish  the value of the Leased
Property.

                                  ARTICLE VIII
                                       USE

         Lessee  shall use the Leased  Property or any part thereof only for the
purpose of used automobile  auction  business capable of operating not less than
the  number  of  simultaneous   auction  lines  anticipated  in  the  Plans  and
Specifications, together with related or ancillary businesses including, without
limitation, automobile storage, repair and preparation,  transportation,  direct
sales or other businesses related to used automobile auctions.

                                   ARTICLE IX
                                    INSURANCE

                  (a) During the  Construction  and at any time during which any
part of the  Improvement or any Alteration is under  construction  and as to any
part of the  Improvement  or any  Alteration  under  construction,  Lessee shall
maintain,  at its sole cost and  expense,  as a part of its blanket  policies or
otherwise,  "all risks"  nonreporting  completed  value form of  builder's  risk
insurance,  which  insurance and policies shall, in each case, be in the amounts
and otherwise be consistent  with any applicable  requirements  set forth in the
Note Purchase Agreement, Indenture or Mortgage.

                  (b) Following the  Completion of the  Construction  and at all
times thereafter during the Lease Term, Lessee shall maintain,  at its sole cost
and expense,  as a part of its blanket policies or otherwise,  insurance against
loss  or  damage  to  the  Improvement  by  fire  and  other  risks,   including
comprehensive  boiler and  machinery  coverage,  on terms and in amounts no less
favorable than insurance  covering other similar  properties owned by the Lessee
and that are in accordance with normal industry  practice,  but in no event less
than the  coverage in place on the date  hereof,  which  insurance  and policies
shall,  in each case,  be in the amounts and  otherwise be  consistent  with any
applicable  requirements set forth in the Note Purchase Agreement,  Indenture or
Mortgage.

                  (c) During the Lease Term, Lessee shall maintain,  at its sole
cost and expense,  commercial  general  liability  insurance,  as is  ordinarily
procured by Persons who own or operate  similar  properties  in the same market,
which  insurance  and  policies  shall,  in each  case,  be in the  amounts  and
otherwise be consistent with any applicable  requirements  set forth in the Note
Purchase Agreement,  Indenture or Mortgage. Such insurance shall be on terms and
in amounts that are no less favorable  than insurance  maintained by Lessee with
respect to similar properties that it owns and that

                                       9



are in accordance with normal industry  practice,  but in no event less than the
coverage  (including  types  and  amounts)  in place on the  date  hereof.  Such
insurance   policies  shall  also  provide  that  Lessee's  insurance  shall  be
considered primary insurance. Nothing in this Article shall prohibit Lessor from
carrying at its own expense  other  insurance  on or with  respect to the Leased
Property;  provided,  however,  that any  insurance  carried by Lessor shall not
prevent Lessee from carrying the insurance required hereby.

                  (d) Each policy of insurance  maintained by Lessee pursuant to
clauses (a) and (b) of this Article shall provide that all Casualty Proceeds (as
defined and provided for in the  Indenture)  shall be payable to the Trustee for
deposit and disbursement as provided for in Section 6.3 of the Indenture.

                  (e) Within  thirty  (30) days after the date hereof and within
thirty (30) days after the date upon which the Construction is completed, Lessee
shall  furnish  Lessor and the Trustee with  certificates  showing the insurance
required under this Article to be in effect and naming Lessor and the Trustee as
additional insureds. Such certificates shall include a provision for thirty (30)
days'  advance  written  notice by the  insurer to Lessor and the Trustee in the
event of  cancellation  or  expiration  or nonpayment of premium with respect to
such insurance, and shall include a customary breach of warranty clause.

                  (f) Each policy of insurance  maintained by Lessee pursuant to
this  Article  shall (i) contain the waiver of any right of  subrogation  of the
insurer  against  Lessor and the Trustee and (ii) provide that in respect of the
interests of Lessor and the Trustee,  such policies  shall not be invalidated by
any fraud or misrepresentation of lessee or any other Person acting on behalf of
Lessee.

                  (g) On and after  January  1,  1996,  all  insurance  policies
carried in accordance  with this Article shall be maintained with insurers rated
at the inception of such  policies at least "A" by A.M.  Best & Company,  and in
all cases the insurer  shall be  qualified to insure risks in the State of North
Carolina.

                                    ARTICLE X
                            ASSIGNMENT AND SUBLEASING

         Lessee may not assign any of its  right,  title or  interest  in, to or
under this Lease. Lessee may sublease all or any portion of the Leased Property;
provided,  however,  that (i) all  obligations  of Lessee shall continue in full
effect as obligations of a principal and not of a guarantor or surety, as though
no sublease had been made,  (ii) such  sublease  shall be expressly  subject and
subordinate to this Lease,  the Indenture,  the Mortgage and the other Operative
Documents and (iii) each such sublease shall terminate on or before the last day
of the Lease Term. Except as provided for in the Indenture, this Lease shall not
be  mortgaged  or pledged by Lessee,  nor shall  Lessee  mortgage  or pledge any
interest in the Leased  Property or any portion  thereof.  Any such  mortgage or
pledge shall be void.

                                       10



                                   ARTICLE XI
                    LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE

         SECTION 11.1 Available Proceeds. All Casualty Proceeds and Condemnation
Awards (both as defined in the Indenture,  and which are collectively defined in
the Indenture as "Available Proceeds") shall be remitted and paid to the Trustee
by the Lessee,  the Lessor or ADESA, as applicable,  for deposit in the Casualty
Account (as defined and established under the Indenture) for  disbursement,  all
as provided for in Section 6.3 of the Indenture.  Until such time as the Lessee,
the Lessor,  ADESA or any of their  respective  agents or  representatives  have
remitted and paid any Available Proceeds to the Trustee,  such Person shall hold
such proceeds in trust for the benefit of the Trustee.  In the event that at any
time during the Lease Term, the Indenture has been terminated, the Lessor shall,
for purposes of this Article,  be treated as the Trustee,  and shall deposit and
disburse any  Available  Proceeds in  substantially  the manner  provided for in
Section 6.3 of the Indenture as if it were the Trustee.

         SECTION 11.2 Repairs and Restoration. In the event of any Total Loss or
Partial Loss (collectively,  "Loss"), other than a Total Loss which, in the good
faith judgment of the chief  executive  officer of Lessee renders the repair and
restoration  of the  Leased  Property  impractical  or  uneconomical  including,
without  limitation,  any  condemnation of the Leased Property  resulting in the
taking of all or  substantially  all of the  Leased  Property  (collectively,  a
"Complete Taking"), then:

                           (i)      the  Lessee  and  ADESA  shall   repair  and
                                    restore  the Leased  Property  such that the
                                    Leased  Property as so repaired and restored
                                    is, in the good faith  judgment of the chief
                                    executive  officer  of Lessee  adequate  and
                                    appropriate for the conduct of an automobile
                                    auction and  ancillary  business of at least
                                    the same  type,  quality  and  scale as that
                                    conducted   by  the  Lessee  on  the  Leased
                                    Property immediately prior to such Loss;

                           (ii)     the Available Proceeds, if any, with respect
                                    to such Loss, if any,  shall be disbursed by
                                    the Trustee as  provided  for in Section 6.3
                                    of the Indenture;

                           (iii)    the inadequacy of the Available  Proceeds to
                                    fund  the  cost  of  any  such   repairs  or
                                    restoration    shall   not    diminish   the
                                    obligation  of the  Lessee and ADESA to make
                                    such   repairs   or    restoration,    which
                                    obligation  is  unconditional  and absolute;
                                    and

                           (iv)     upon   completion   of  such   repairs   and
                                    restoration  and at  all  times  during  the
                                    conduct of such repairs and restoration, the
                                    Lessor  and its  representatives  may,  upon
                                    three (3)  business  days' notice to Lessee,
                                    inspect the Leased Property and the progress
                                    of the  restoration  and  rebuilding  of the
                                    Improvement and the Land. All reasonable and
                                    documented   out-of-pocket   costs  of  such
                                    inspections incurred by

                                       11


                                    
                                    Lessor and the Lender will be paid by Lessee
                                    promptly  after  written  request.  No  such
                                    inspection shall unreasonably interfere with
                                    Lessee's operations or the operations of any
                                    other occupant of the Leased Property.  None
                                    of the  inspecting  parties  shall  have any
                                    duty to make any such  inspection or inquiry
                                    and  none of the  inspecting  parties  shall
                                    incur any  liability or obligation by reason
                                    of  not  making  any  such   inspection   or
                                    inquiry.  None  of  the  inspecting  parties
                                    shall incur any  liability or  obligation by
                                    reason  of  making  any such  inspection  or
                                    inquiry   unless  and  to  the  extent  such
                                    inspecting party causes damage to the Leased
                                    Property  or any  property  of Lessee or any
                                    other  Person  during  the  course  of  such
                                    inspection.

         SECTION 11.3  Complete Taking.  In the event of any Complete Taking 
with respect to the Leased Property:

                           (i)      the  Lessee  shall  provide  to the Lessor a
                                    certification   stating   that   the   chief
                                    executive  officer of Lessee has  determined
                                    in good faith that such Loss  constitutes  a
                                    Complete  Taking with  respect to the Leased
                                    Property as defined in this Lease;

                           (ii)     the Lessee and ADESA shall not be  obligated
                                    or  required  to  make  any  repairs  to  or
                                    restoration  of the Leased  Property,  other
                                    than  those  repairs,  if any,  required  by
                                    applicable  law or necessary  to  adequately
                                    secure the Leased  Property  or comply  with
                                    the requirements of any applicable insurance
                                    policy or any applicable  safety,  health or
                                    environmental regulations;

                           (iii)    any Available  Proceeds with respect to such
                                    Loss shall be  disbursed  as provided for in
                                    Section 6.3(b)(iii) of the Indenture; and

                           (iv)     except as otherwise  provided for in Section
                                    11.9 hereof, this Lease shall remain in full
                                    force and effect.

         SECTION 11.4  Application  of Available  Proceeds.  In the event of any
Partial  Loss or Total Loss  (whether  or not such Loss  constitutes  a Complete
Taking),  Available  Proceeds,  if any,  with  respect  to such  Loss  shall  be
disbursed only as provided for in Section 6.3(b) of the Indenture; and:

                           (i)      Any Available Proceeds disbursed as provided
                                    for in Section  6.3(b)(iii) of the Indenture
                                    to the  holders  of  Outstanding  Notes with
                                    respect to the  prepayment  of the principal
                                    amount thereof or disbursed to the Lessor as
                                    provided  for  in  Section   6.3(b)  of  the
                                    Indenture shall

                                       12



                                    be  deemed  to be and  shall be  treated  as
                                    Casualty   and   Condemnation   Credits  for
                                    purposes  of this  Lease  and  the  Guaranty
                                    Agreement;

                           (ii)     Any Available Proceeds disbursed as provided
                                    for Section  6.3(b)(iii) of the Indenture to
                                    the  holders  of   Outstanding   Notes  with
                                    respect to the payment of accrued but unpaid
                                    interest  shall be  deemed to have been paid
                                    to the Lessor as Basic Rent; and

                           (iii)    Any Available Proceeds disbursed as provided
                                    for Section  6.3(b)(iii) of the Indenture to
                                    the  holders  of   Outstanding   Notes  with
                                    respect to the payment of Make Whole  Amount
                                    (as  defined  in  the  Indenture)  shall  be
                                    deemed to have  been  paid to the  Lessor as
                                    Supplemental Rent.
                                              
         SECTION 11.5  Prosecution of Awards.

                  (a) With  respect  to any  condemnation  with  respect  to any
Leased  Property,  Lessee  shall  control  the  negotiations  with the  relevant
governmental  authority;  provided,  however,  that if an Event of Default shall
have  occurred  and be  continuing  Lessor or its  assigns  shall  control  such
negotiations.  Lessee  hereby  irrevocably  assigns,  transfers and sets over to
Lessor all rights of Lessee to any award made during the continuance of an Event
of Default on account of any  condemnation  and,  if there will not be  separate
awards to the Lessor and the Lessee on account of such condemnation, irrevocably
authorizes  and empowers  Lessor during the  continuance of an Event of Default,
with full power of  substitution in the name of Lessee or otherwise (but without
limiting the  obligations of Lessee under this  Article),  to file and prosecute
what would  otherwise  be Lessee's  claim for any such Award and, in the case of
Lessor,  to collect,  receipt for and retain the same in accordance with Section
6.3  of  the  Indenture;  provided,  however,  that  in  any  event  Lessor  may
participate  in any such  negotiations,  and no settlement  will be made without
Lessor's prior consent, not to be unreasonably withheld.

                  (b) Notwithstanding the foregoing,  Lessee may prosecute,  and
Lessor shall have no interest  in, any claim with  respect to Lessee's  personal
property and equipment and Lessee's relocation expenses.
                       
         SECTION 11.6  Application of Certain  Payments Not Relating to an Event
of Complete  Taking.  In case of a  requisition  for  temporary  use of all or a
portion of the Leased  Property which is not an event of Complete  Taking,  this
Lease shall remain in full force and effect,  without any abatement or reduction
of Basic Rent or Additional  Rent, and the Awards for the Leased Property shall,
unless an Event of Default has occurred and is continuing, be paid to Lessee.

         SECTION  11.7  Other   Dispositions.   Notwithstanding   the  foregoing
provisions of this  Article,  so long as an Event of Default shall have occurred
and be  continuing,  any amount  that would  otherwise  be payable to or for the
account of, or that would otherwise be retained by, Lessee

                                       13



pursuant to this Article shall be paid to Lessor as security for the obligations
of Lessee under this Lease and, at such time  thereafter  as no Event of Default
shall be continuing,  such amount shall be paid promptly to Lessee to the extent
not previously  applied by Lessor in accordance  with the terms of this Lease or
the other Operative Documents.
                                                                      
        SECTION  11.8  No Rent  Abatement.  Basic  Rent,  Additional  Rent  and
Supplement Rent shall not abate  hereunder by reason of any Loss  (regardless of
whether such Loss constitutes a Total Loss, a Partial Loss or a Complete Taking)
with respect to the Leased  Property,  and Lessee shall  continue to perform and
fulfill  all  of  Lessee's  obligations,   covenants  and  agreements  hereunder
notwithstanding such Loss until the end of the Lease Term.

         SECTION 11.9  Purchase Option and Remarketing Option.

                  (a) In the event of any  Complete  Taking with  respect to the
Leased Property,  the Lessee and ADESA may, in the exercise of their discretion,
elect at any time within thirty (30) days after the date of the determination by
the board of directors of ADESA that such Loss  constituted a Complete Taking by
giving written notice to the Lessor and the Trustee to either:

                           (i)      exercise the Purchase Option provided for in
                                    Section 2.1 of the Guaranty  Agreement  upon
                                    the  terms  and  subject  to the  conditions
                                    provided  for   therein,   except  that  for
                                    purposes  of this  Section  11.9 the  Option
                                    Period  shall be deemed to be the sixty (60)
                                    day  period  commencing  on the date of such
                                    determination  and  the  purchase  shall  be
                                    closed  on  the  last  day  of  such  Option
                                    Period;  and,  provided,  that the  Purchase
                                    Price  for  the  Leased  Property  shall  be
                                    increased   by  an   amount   equal  to  the
                                    applicable  Make Whole  Amount,  if any, (as
                                    defined  in the  Indenture)  that  will,  be
                                    incurred in connection  with the  prepayment
                                    or  Notes as a result  of such  purchase  as
                                    provided for in the Indenture; or

                           (ii)     exercise of the Remarketing  Option provided
                                    for in Section 2.8 of the Guaranty Agreement
                                    upon the terms and subject to the conditions
                                    provided  for   therein,   except  that  for
                                    purposes of this  Section  11.9,  the Option
                                    Period  shall be deemed to be the sixty (60)
                                    day  period  commencing  on the date of such
                                    determination period and the one year period
                                    for remarketing of the Leased Property shall
                                    be deemed to  commence  upon the date of the
                                    notice or  exercise  provided  for  herein.;
                                    and,  provided,  that the Purchase Price for
                                    the Leased Property shall be increased by an
                                    amount  equal to the  applicable  Make Whole
                                    Amount (as  defined in the  Indenture)  that
                                    will, if any be incurred in connection  with
                                    the  prepayment or Notes as a result of such
                                    purchase as provided for in the Indenture.

                                       14



                  (b) In the  event  of  any  Change  in  Control  resulting  in
prepayment of the Notes pursuant to Section 7.2 of the Indenture, the Lessee and
ADESA may in the  exercise of their  discretion,  elect at any time within
thirty  (30) days after the Control  Prepayment  Date,  to  exercise  either the
Purchase Option as provided in subsection (a)(i) above or Remarketing  Option as
provided in subsection (a)(ii) above.

                  (c) In the event a holder of the Notes  exercises the Optional
Put Right  resulting in prepayment  of the Notes  pursuant to Section 7.6 of the
Indenture,  the Lessee and ADESA may in the exercise of their discretion,  elect
at any time within  thirty (30) days after the  Optional  Put Payment  Date,  to
exercise  either the Purchase  Option as provided in subsection  (a)(i) above or
the Remarketing Option as provided in subsection (a)(ii) above.

                  (d) The proceeds of any sale of the Leased Property  resulting
from Lessee's or ADESA's  exercise of the Purchase Option or Remarketing  Option
under this  Section  11.9,  shall be  remitted  to the  Trustee  and  applied as
provided for in the Indenture, and this Lease shall be terminated.


                                   ARTICLE XII
                           INTEREST CONVEYED TO LESSEE

                      [THIS ARTICLE INTENTIONALLY OMITTED]

                                  ARTICLE XIII
                                EVENTS OF DEFAULT

         The following  events shall  constitute  Events of Default (whether any
such event shall be  voluntary  or  involuntary  or come about or be effected by
operation of law or pursuant to or in compliance  with any  judgment,  decree or
order of any court or any order,  rule or  regulation of any  administrative  or
governmental body):

                  (a)  Lessee  shall  fail to make any  payment of Basic Rent or
Additional  Rent when due and such failure shall  continue for a period of three
(3) Business Days;

                  (b) Lessee shall fail to make any payment of Supplemental Rent
or any other  amount  payable  hereunder  or under  any of the  other  Operative
Documents  (other than Basic Rent), and such failure shall continue for a period
of three (3)  Business  Days after  Lessee's  receipt of written  notice of such
failure from Lessor;

                  (c)      Lessee  or ADESA  shall  fail to pay the  Available
Proceeds  to the  Trustee  when due pursuant to Sections 11.1 or 11.2;

                                       15


                                              
                  (d)  ADESA  shall  fail  to  pay  any  amount  due  under  the
Unconditional  Guaranty  (as  defined  and  provided  for in the  Note  Purchase
Agreement);

                  (e) ADESA shall fail to make payment of any  Guaranty  Payment
(as defined and provided for in the Guaranty Agreement) when due thereunder;

                  (f) Lessee  shall fail to  maintain  insurance  as required by
Article IX hereof,  and such failure shall continue until the earlier of 45 days
after written notice thereof from Lessor and the day  immediately  preceding the
date on  which  any  applicable  insurance  coverage  would  otherwise  lapse or
terminate;
          
                  (g) The  occurrence  of any Event of Default  (as  defined and
provided for in the Guaranty Agreement);

                  (h) The  occurrence  of any Event of Default  (as  defined and
provided for in the Note Purchase Agreement or Collateral Trust Agreement) other
than an event resulting exclusively from an act or failure to act by the Lessor;

                  (i) the filing by Lessee of any  petition for  dissolution  or
liquidation of Lessee,  or the  commencement by Lessee of a voluntary case under
any  applicable  bankruptcy,  insolvency  or other similar law for the relief of
debtors,  foreign or domestic,  now or hereafter in effect, or Lessee shall have
consented to the entry of an order for relief in an  involuntary  case under any
such law, or the appointment of or taking possession by a receiver, custodian or
trustee (or other similar  official) for Lessee or any  substantial  part of its
property, or a general assignment by Lessee for the benefit of its creditors, or
Lessee  shall  have  taken any  corporate  action in  furtherance  of any of the
foregoing; or the filing against Lessee of an involuntary petition in bankruptcy
which results in an order for relief being entered or,  notwithstanding  that an
order for relief has not been entered,  the petition is not dismissed  within 60
days of the date of the  filing of the  petition,  or the  filing  under any law
relating to bankruptcy,  insolvency or relief of debtors of any petition against
Lessee which either (i) results in a finding or  adjudication  of  insolvency of
Lessee or (ii) is not dismissed within sixty (60) days of the date of the filing
of such petition;

                  (j) Any  representation  or warranty by Lessee or ADESA in the
Note Purchase  Agreement or Guaranty Agreement or in any certificate or document
delivered to Lessor pursuant to any Operative Document shall have been incorrect
in any material respect when made; and

                  (k)  Lessee  shall  fail in any  material  respect  to  timely
perform or observe any  covenant,  condition or agreement  (not  included in any
other  clause of this  Article) to be  performed  or observed by it hereunder or
under the other Operative Documents and such failure shall continue for a period
of 45 days after Lessee's receipt of written notice thereof from Lessor.

                                       16



                                   ARTICLE XIV
                                   ENFORCEMENT

         SECTION 14.1  Remedies.  Upon the  occurrence  of any Event of Default,
Lessor  may, so long as such Event of Default is  continuing,  do one or more of
the following as Lessor in its sole discretion shall determine, without limiting
any other right or remedy Lessor may have on account of such Event of Default.

                  (a) Lessor may, by notice to Lessee, rescind or terminate this
Lease as of the date specified in such notice;  provided,  however,  that (i) no
reletting, reentry or taking of possession of the Leased Property by Lessor will
be  construed as an election on Lessor's  part to terminate  this Lease unless a
written notice of such intention is given to Lessee,  (ii)  notwithstanding  any
reletting,  reentry or taking of possession,  Lessor may at any time  thereafter
elect to terminate this Lease for a continuing Event of Default and (iii) no act
or thing done by Lessor or any of its agents,  representatives  or employees and
no agreement  accepting a surrender of the Leased Property shall be valid unless
the same be made in writing and executed by Lessor.

                  (b) Lessor may (i) demand that  Lessee,  and Lessee shall upon
the written demand of Lessor,  return the Leased Property  promptly to Lessor in
the manner and condition  required by, and  otherwise in accordance  with all of
the  provisions  of,  this  Lease  hereof as if the Leased  Property  were being
returned  at the end of the Lease Term,  and Lessor  shall not be liable for the
reimbursement  of  Lessee  for any  costs  and  expenses  incurred  by Lessee in
connection therewith and (ii) without prejudice to any other remedy which Lessor
may have for  possession  of the Leased  Property,  and to the extent and in the
manner  permitted by Applicable  law, enter upon the Leased  Property,  and take
immediate  possession of (to the exclusion of Lessee) the Leased Property or any
part  thereof  and  expel or  remove  Lessee  and any  other  Person  who may be
occupying the Leased Property, by summary proceedings or otherwise,  all without
liability  to Lessee  for or by reason  of such  entry or taking of  possession,
whether  for the  restoration  of damage to  property  caused by such  taking or
otherwise  and,  in  addition  to  Lessor's  other  damages,   Lessee  shall  be
responsible  for the reasonable and documented  costs and expenses of reletting,
including   brokers  fees  and  the  reasonable  and  documented  costs  of  any
alterations or repairs made by Lessor.

                  (c) Lessor may sell all or any part of the Leased  Property at
public or private sale, as Lessor may determine, free and clear of any rights of
Lessee and without any duty to account to Lessee with  respect to such action or
inaction or any proceeds with respect thereto in which event Lessee's obligation
to pay Basic Rent hereunder for periods  commencing  after the date of such sale
shall be terminated or proportionately reduced, as the case may be.

                  (d) Lessor  may,  at its option,  elect not to  terminate  the
Lease,  and continue to collect all Basic Rent,  Additional  Rent,  Supplemental
Rent and all other amounts due Lessor  (together  with all costs of  collection)
and enforce  Lessee's  obligations  under this Lease as and when the same become
due, or are to be performed, and at the option of Lessor, upon any abandonment

                                       17



of the Leased  Property by Lessee or re-entry of same by Lessee,  Lessor may, in
its sole and absolute discretion, elect not to terminate this Lease and may make
such reasonable  alterations and necessary  repairs in order to relet the Leased
Property,  and relet the Leased  Property  or any part  thereof for such term or
terms (which may be for a long term extending beyond the term of this Lease) and
at such rental or rentals and upon such other terms and  conditions as Lessor in
its  reasonable  discretion  may deem  advisable.  Upon each such  reletting all
rentals  actually  received  by Lessor from such  reletting  shall be applied to
Lessee's obligations hereunder in such order,  proportion and priority as Lessor
may elect in Lessor's sole and absolute  discretion,  it being agreed that under
no  circumstances  shall  Lessee  benefit  from its default from any increase in
market rents and if such rentals  received from such  reletting  during any Rent
Period  be less  than the Rent to be paid  during  that  Rent  Period  by Lessee
hereunder, Lessee shall pay any deficiency to Lessor on the Rent Payment Date in
such Rent Period.

                  (e) Lessor may  exercise any other right or remedy that may be
available to it under  applicable  law, or proceed by  appropriate  court action
(legal or equitable)  to enforce the terms hereof or to recover  damages for the
breach  hereof.  Separate  suits may be brought to collect any such damages with
respect  to any Rent  Payment  Date,  and such  suits  shall  not in any  manner
prejudice  Lessor's  right to collect any such damages for any  subsequent  Rent
Payment  Date,  or Lessor may defer any such suit until after the  expiration of
the Lease  Term,  in which  event such suit shall be deemed not to have  accrued
until the expiration of the Lease Term.

                  (f) Lessor may retain and apply against  Lessor's  damages all
sums which Lessor  would,  absent such Event of Default,  be required to pay, or
turn over, to Lessee pursuant to the terms of this Lease.

         SECTION 14.2 Remedies Cumulative;  No Waiver,  Consents.  To the extent
permitted by, and subject to the mandatory requirements of, applicable law, each
and  every  right  power  and  remedy  herein  specifically  given to  Lessor or
otherwise  in this Lease shall be  cumulative  and shall be in addition to every
other  right,  power and remedy  herein  specifically  given or now or hereafter
existing at law, in equity or by statute,  and each and every  right,  power and
remedy whether  specifically herein given or otherwise existing may be exercised
from time to time and as often and in such order as may be deemed  expedient  by
Lessor, and the exercise or the beginning of the exercise of any power or remedy
shall not be  construed to be a waiver of the right to exercise at the same time
or thereafter any right,  power or remedy. No delay or omission by Lessor in the
exercise  of any right,  power or remedy or in the  pursuit of any remedy  shall
impair any such  right,  power or remedy or be  construed  to be a waiver of any
default on the part of Lessee or to be an acquiescence therein. Lessor's consent
to any request made by Lessee shall not be deemed to  constitute or preclude the
necessity  for  obtaining  Lessor's  consent,  in the  future,  to  all  similar
requests.  No express or implied  waiver by Lessor of any Event of Default shall
in any way be,  or be  construed  to be, a waiver of any  future  or  subsequent
Potential  Event of Default or Event of  Default.  To the  extent  permitted  by
applicable  law,  Lessee hereby waives any rights now or hereafter  conferred by
statute or otherwise that may require Lessor to sell, lease or otherwise use the
Leased Property or part thereof in

                                       18



mitigation  of Lessor's  damages upon the  occurrence  of an Event of Default or
that may otherwise limit or modify any of Lessor's rights or remedies under this
Article.

                                   ARTICLE XV
                           RIGHT TO PERFORM FOR LESSEE

         If Lessee  shall fail to perform or comply  with any of its  agreements
contained  herein,  Lessor may, on thirty (30) days prior notice (or such lesser
period  afforded by  Applicable  laws or any third party) to Lessee,  perform or
comply  with such  agreement,  and  Lessor  shall not  thereby be deemed to have
waived any default  caused by such  failure,  and the amount of such payment and
the amount of the expenses of Lessor (including  reasonable  attorney's fees and
expenses)  incurred in  connection  with such payment or the  performance  of or
compliance with such agreement, as the case may be, shall be deemed Supplemental
Rent,  payable by Lessee to Lessor  within ten (10) days  after  written  demand
therefor.

                                   ARTICLE XVI
                              GENERAL TAX INDEMNITY

         SECTION 16.1 Tax Indemnification.  Except as otherwise provided in this
Article XVI, the Lessee shall pay and on written demand shall indemnify and hold
each of the Lessor,  the  Trustee,  any trustee  under the  Mortgages  and their
respective  successors and assigns  (collectively,  the "Tax  Indemnitees,"  and
individually,  a "Tax Indemnitee")  harmless from and against,  any and all fees
(including,   without   limitation,   documentation,   recording,   license  and
registration  fees),  taxes  (including,   without  limitation,   income,  gross
receipts, sales, rental, use, turnover, value-added,  property, excise and stamp
taxes), levies,  imposts,  duties,  charges,  assessments or withholdings of any
nature  whatsoever,  together with any penalties,  fines or interest  thereon or
additions  thereto (any of the foregoing being referred to herein as "Taxes" and
individually  as a "Tax" (for the purposes of this  Section,  the  definition of
"Taxes"  includes  amounts imposed on, incurred by, or asserted against each Tax
Indemnitee as the result of any  prohibited  transaction,  within the meaning of
Section 406 or 407 of ERISA or Section  4975(c) of the Code,  arising out of the
transactions contemplated hereby or by any other Operative Document)) or imposed
on or with respect to any Tax Indemnitee, the Lessee, the Leased Property or any
portion  thereof or the Land, or any  sublessee or user  thereof,  by the United
States or by any state or local  government  or other  taxing  authority  in the
United States in connection with or in any way relating to (i) the  acquisition,
financing,  mortgaging,  construction,  preparation,  installation,  inspection,
delivery, non-delivery,  acceptance, rejection, purchase, ownership, possession,
rental,  lease,  sublease,  maintenance,  repair,  storage,  transfer  of title,
redelivery,  use,  operation,  condition,  sale,  return or other application or
disposition  of all or any part of the Leased  Property or the imposition of any
Lien (or  incurrence  of any  liability  to refund  or pay over any  amount as a
result  of any  Lien)  thereon,  (ii)  Basic  Rent or  Supplemental  Rent or the
receipts  or  earnings  arising  from or  received  with  respect  to the Leased
Property or any part thereof,  or any interest  therein or any  applications  or
dispositions  thereof,  (iii) any other  amount paid or payable  pursuant to the
Notes or any other Operative Document, (iv) the Leased Property, the Land or any
part thereof or any interest therein, (v) all or any of the Operative Documents,
any other documents

                                       19



contemplated  thereby  and any  amendments  and  supplements  thereto  and  (vi)
otherwise with respect to or in connection with the transactions contemplated by
the Operative Documents.

         SECTION 16.2  Exceptions.  The indemnification provided for in Section
16.1 shall not apply to:
                                    
                           (i)      Taxes on,  based on, or  measured by or with
                                    respect to, receipts or income of the Lessor
                                    and   the   Trustee   (including,    without
                                    limitation,  minimum  Taxes,  capital  gains
                                    Taxes,  Taxes on or measured by items of tax
                                    preference  or  alternative  minimum  Taxes)
                                    other than (A) any such  Taxes that are,  or
                                    are in the nature of, sales,  use,  license,
                                    rental or property  Taxes,  (B)  withholding
                                    Taxes  imposed by the  United  States or the
                                    State of North Carolina (1) on payments with
                                    respect to the Note,  to the extent  imposed
                                    by  reason  of a change  in  Applicable  law
                                    occurring  after the Closing  Date or (2) on
                                    Rent,  to the extent the net payment of Rent
                                    after  deduction of such  withholding  Taxes
                                    would be less than amounts currently payable
                                    with   respect  to  the  Note  and  (C)  any
                                    increase in any franchise  taxes based on or
                                    otherwise  measured by net  income,  estate,
                                    inheritance,  transfer,  income tax or gross
                                    income or gross  receipts tax in lieu of net
                                    income  over the term of the  Lease,  net of
                                    any decrease in such taxes  realized by such
                                    Tax Indemnitee,  to the extent that such tax
                                    increase or decrease would not have occurred
                                    if  on  the  Closing  Date  the  Lessor  had
                                    advanced  funds to the Lessee in the form of
                                    a loan secured by the Leased  Property in an
                                    amount equal to the Loan,  with debt service
                                    for  such  loan  equal  to  the  Basic  Rent
                                    payable  on each  Rent  Payment  Date  and a
                                    principle  balance at the  maturity  of such
                                    loan in an  amount  equal to the Loan at the
                                    end of the Lease Term;

                           (ii)     Taxes on,  based on, or in the  nature of or
                                    measured  by,   Taxes  on  doing   business,
                                    business privilege,  capital, capital stock,
                                    net worth, or mercantile  license or similar
                                    taxes  other than (A) any  increase  in such
                                    Taxes imposed on such Tax  Indemnitee by the
                                    State of North Carolina, net of any decrease
                                    in  such   taxes   realized   by  such   Tax
                                    Indemnitee,  to the  extent  that  such  tax
                                    increase or decrease would not have occurred
                                    if  on  the  Closing  Date  the  Lessor  had
                                    advanced  funds to the Lessee in the form of
                                    a loan secured by the Leased  Property in an
                                    amount equal to the Loan,  with debt service
                                    for  such  loan  equal  to  the  Basic  Rent
                                    payable  on each  Rent  Payment  Date  and a
                                    principal  balance at the  maturity  of such
                                    loan in an  amount  equal to the Loan at the
                                    end of the Lease  Term or (B) any Taxes that
                                    are  or are in the  nature  of  sales,  use,
                                    rental, license or property Taxes;

                                       20



                           (iii)    Taxes  that  result  from any act,  event or
                                    omission,  or are attributable to any period
                                    of time,  that occurs  after the earliest of
                                    (A) the  expiration  of the Lease  Term with
                                    respect to the Leased  Property  and, if the
                                    Leased  Property  is required to be returned
                                    to the Lessor in accordance  with the Lease,
                                    such return and (B) the discharge in full of
                                    the Lessee's  obligations  to pay the Funded
                                    Purchase  Price   Balance,   or  any  amount
                                    determined   by  reference   thereto,   with
                                    respect to the Leased Property and all other
                                    amounts  due under the  Lease,  unless  such
                                    Taxes  relate  to acts,  events  or  matters
                                    occurring  prior  to the  earliest  of  such
                                    times or are  imposed on or with  respect to
                                    any   payments   due  under  the   Operative
                                    Documents    after   such    expiration   or
                                    discharge;

                           (iv)     Taxes  imposed  on  a  Tax  Indemnitee  that
                                    result from any voluntary sale,  assignment,
                                    transfer  or other  disposition  by such Tax
                                    Indemnitee or any related Tax  Indemnitee of
                                    any  interest in the Leased  Property or any
                                    part thereof, or any interest therein or any
                                    interest  or  obligation  arising  under the
                                    Operative   Documents   or  from  any  sale,
                                    assignment, transfer or other disposition of
                                    any interest in such Tax  Indemnitee  or any
                                    related Tax Indemnitee,  it being understood
                                    that  each  of the  following  shall  not be
                                    considered   a  voluntary   sale:   (a)  any
                                    substitution,  replacement or removal of any
                                    of the  property by the Lessee  shall not be
                                    treated  as a  voluntary  action  of any Tax
                                    Indemnitee,   (B)  any   sale  or   transfer
                                    resulting from the exercise by the Lessee of
                                    any termination  option, any purchase option
                                    or sale  option,  (C) any  sale or  transfer
                                    while  an  Event  of   Default   shall  have
                                    occurred and be  continuing  under the Lease
                                    and (D) any sale or transfer  resulting from
                                    the Lessor's  exercise of remedies under the
                                    Lease;

                           (v)      any Tax  which  is being  contested  in good
                                    faith  by the  Lessee  or ADESA  during  the
                                    pendency of such contest;

                           (vi)     any Tax that is imposed on a Tax  Indemnitee
                                    as a result of such Tax  Indemnitee's  gross
                                    negligence or willful misconduct (other than
                                    gross   negligence  or  willful   misconduct
                                    imputed to the  Lessor or the Lender  solely
                                    by reason of their  respective  interests in
                                    the Leased Property);

                           (vii)    any Tax that results  from a Tax  Indemnitee
                                    engaging,   with   respect   to  the  Leased
                                    Property,  in transactions  other than those
                                    permitted by the Operative Documents; or

                           (viii)   to the extent  any  interest,  penalties  or
                                    additions  to tax result in whole or in part
                                    from the failure of a Tax Indemnitee to file
                                    a return that it

                                       21



                                    is  required  to file in a proper and timely
                                    manner, unless such failure (A) results from
                                    the   transactions   contemplated   by   the
                                    Operative  Documents in circumstances  where
                                    the  Lessee  did not give  timely  notice to
                                    Lessor  (and  the  Lessor  otherwise  had no
                                    actual knowledge) of such filing requirement
                                    that  would  have  permitted  a  proper  and
                                    timely  filing of such return or (B) results
                                    from the  failure  of the  Lessee  to supply
                                    information  necessary  for the  proper  and
                                    timely filing of such return that was not in
                                    the possession of the Lessor.
                                                  
         SECTION  16.3  Procedures.  If any claim shall be made 
against any Tax Indemnitee or if any proceeding  shall be commenced  against any
Tax Indemnitee  (including a written notice of such proceeding) for any Taxes as
to which the Lessee may have an indemnity  obligation  pursuant to this Section,
or if any Tax Indemnitee  shall  determine that any Taxes as to which the Lessee
may have an indemnity  obligation pursuant to this Section may be payable,  such
Tax Indemnitee  shall promptly notify the Lessee.  The Lessee shall be entitled,
at its expense,  to participate in and to the extent that the Lessee desires to,
assume and control the defense thereof; provided, however, that the Lessee shall
have  acknowledged in writing if the contest is  unsuccessful  its obligation to
fully  indemnify  such  Tax  Indemnitee  in  respect  of  such  action,  suit or
proceeding;  and  provided,  further,  that the Lessee  shall not be entitled to
assume and control the defense of any such action,  suit or proceeding  (but the
Tax Indemnitee  shall then contest,  at the sole cost and expense of the Lessee,
on behalf of the Lessee) if and to the extent that (A) in the reasonable opinion
of such Tax Indemnitee,  such action, suit or proceeding involves any meaningful
risk of imposition of criminal  liability or any material risk of material civil
liability on such Tax  Indemnitee  or will involve a material  risk of the sale,
forfeiture or loss, or the creation,  of any Lien (other than a Permitted  Lien)
on the Leased Property or any part thereof unless the Lessee shall have posted a
bond or other security  satisfactory  to the relevant Tax Indemnities in respect
to such risk, (B) such proceeding  involves Claims not fully  indemnified by the
Lessee  which the Lessee and the Tax  Indemnitee  have been unable to sever from
the  indemnified  Claim(s),  (C)  an  Event  of  Default  has  occurred  and  is
continuing,  (D) such action,  suit or proceeding  involves matters which extend
beyond  or are  unrelated  to the  transactions  contemplated  by the  Operative
Documents and if determined  adversely  could be materially  detrimental  to the
interests of such Tax Indemnitee  notwithstanding  indemnification by the Lessee
or (E) such action,  suit or proceeding involves the federal or any state income
tax liability of the Tax Indemnitee.  With respect to any contests controlled by
a Tax Indemnitee, (i) if such contest relates to the federal or any state income
tax liability of such Tax Indemnitee,  such Tax Indemnitee  shall be required to
conduct  such  contest  only if the  Lessee  shall  have  provided  to such  Tax
Indemnitee an opinion of independent tax counsel  selected by the Tax Indemnitee
and reasonable satisfactory to the Lessee stating that a reasonable basis exists
to  contest  such  claim  or  (ii)  in  the  case  of an  appeal  of an  adverse
determination  of any contest  relating to any Taxes, an opinion of such counsel
to the  effect  that  such  appeal  is more  likely  than not to be  successful;
provided,  however,  such Tax Indemnitee shall in no event be required to appeal
an adverse  determination to the United States Supreme Court. The Tax Indemnitee
may  participate  in a  reasonable  manner at its own  expense  and with its own
counsel  in any  proceeding  conducted  by the  Lessee  in  accordance  with the
foregoing.  Each Tax Indemnitee  shall at the Lessee's expense supply the Lessee
with such information, documents and testimony reasonably

                                       22



requested  by the  Lessee  as are  necessary  to  advisable  for the  Lessee  to
participate  in any action,  suit or proceeding to the extent  permitted by this
Section.  Unless an Event of Default shall have occurred and be  continuing,  no
Tax Indemnitee  shall enter into any settlement or other compromise with respect
to any Claim which is entitled to be indemnified  under this Section without the
prior written  consent of the Lessee,  which  consent shall not be  unreasonably
withheld,  unless such Tax Indemnitee  waives its right to be indemnified  under
this  Section  with respect to such Claim.  Notwithstanding  anything  contained
herein to the  contrary,  (i) a Tax  Indemnitee  will not be required to contest
(and the Lessee  shall not be  permitted to contest) a claim with respect to the
imposition  of  any  Tax if  such  Tax  Indemnitee  shall  waive  its  right  to
indemnification  under this  Section with respect to such claim (and any related
claim with respect to other taxable years the contest of which is precluded as a
result of such waiver) and (ii) no Tax  Indemnitee  shall be required to contest
any claim if the subject  matter  thereof  shall be of a  continuing  nature and
shall have previously been decided adversely,  unless there has been a change in
law which in the opinion of the Lessee's counsel creates  substantial  authority
for the  success of such  contest.  Each Tax  Indemnitee  and the  Lessee  shall
consult  in good faith with each other  regarding  the  conduct of such  contest
controlled by either.

         SECTION 16.4  Credits and Refunds. If (i) a Tax Indemnitee shall 
obtain a credit  or  refund of any Taxes  paid by the  Lessee  pursuant  to this
Section or (ii) by reason of the incurrence or imposition of any Tax for which a
Tax  Indemnitee  is  indemnified  hereunder  or any  payment  made to or for the
account of such Tax Indemnitee by the Lessee pursuant to this Section,  such Tax
Indemnitee at any time realizes a reduction in any Taxes for which the Lessee is
not required to indemnify  such Tax Indemnitee  pursuant to this Section,  which
reduction in Taxes was not taken into  account in computing  such payment by the
Lessee to or for the account of such Tax  Indemnitee,  then such Tax  Indemnitee
shall  promptly pay to the Lessee the amount of such credit or refund,  together
with the amount of any interest  received by such Tax  Indemnitee  on account of
such credit or refund or an amount equal to such reduction in Taxes, as the case
may be;  provided,  however,  that no such  payment  shall be made so long as an
Event of Default shall have occurred and be continuing;  and provided,  further,
that the amount  payable to the Lessee by any Tax  Indemnitee  pursuant  to this
subsection  shall not at any time exceed the  aggregate  amount of all indemnity
payments  made by the Lessee under this Section to such Tax  Indemnitee  and all
related Tax Indemnities with respect to the Taxes which gave rise to a credit or
refund or with  respect to the Tax which gave rise to a reduction  in Taxes less
the amount of all prior  payments made to the Lessee by such Tax  Indemnitee and
related Tax Indemnities under this Section. Each Tax Indemnitee agrees to act in
good faith to claim such refunds and other available Tax benefits, and take such
other  actions as may be  reasonable to minimize any payment due from the Lessee
pursuant to this Section and to maximize the amount of any Tax savings available
to it. The disallowance or reduction of any credit,  refund or other tax savings
with  respect to which a Tax  Indemnitee  has made a payment to the Lessee under
this  subsection  shall be treated as a Tax for which the Lessee is obligated to
indemnify such Tax Indemnitee hereunder.

         SECTION 16.5  Payments. Any Tax indemnifiable under this Section shall
be paid directly when due to the applicable  taxing  authority of direct payment
is  practicable  and  permitted.  If direct  payment  to the  applicable  taxing
authority is not permitted or is otherwise not made, any

                                       23



amount payable to a Tax Indemnitee pursuant to this Section shall be paid within
thirty  (30) days  after  receipt  of a written  demand  therefor  from such Tax
Indemnitee  accompanied by a written  statement  describing in reasonable detail
the amount so payable,  but not before the date that the relevant Taxes are due.
Any payments  made  pursuant to this Section  shall be made  directly to the Tax
Indemnitee  entitled  thereto or the Lessor,  as the case may be, in immediately
available  funds at such bank or to such  account as  specified  by the payee in
written directions to the payor, or, if no such direction shall have been given,
by check of the  payor  payable  to the order of the  payee by  certified  mail,
postage prepaid at its address as set forth in this Agreement.  Upon the request
of any Tax Indemnitee  with respect to a Tax that the Lessee is required to pay,
the Lessee shall furnish to such Tax Indemnitee the original or a certified copy
of a receipt for Lessee's  payment of such Tax or such other evidence of payment
as is reasonably acceptable to such Tax Indemnitee.

         SECTION 16.6  Reports, Returns and Statements. If the Lessee knows of 
any report,  return or statement  required to be filed with respect to any Taxes
that are subject to indemnification under this Section, the Lessee shall, if the
Lessee is  permitted  by  Applicable  law,  timely file such  report,  return or
statement  (and, to the extent  permitted by law,  show  ownership of the Leased
Property in the Lessee); provided,  however, that if the Lessee is not permitted
by Applicable  law or does not have access to the  information  required to file
any such  report,  return or  statement  the Lessee will  promptly so notify the
appropriate Tax Indemnitee,  in which case Tax Indemnitee will file such report.
In any case in which the Tax  Indemnitee  will file any such  report,  return or
statement,  Lessee shall,  upon written request of such Tax Indemnitee,  provide
such Tax  Indemnitee  with such  information  as is reasonably  available to the
Lessee.
       
                                  ARTICLE XVII
                                 MISCELLANEOUS

         SECTION 17.1  Reports. To the extent required under applicable law and
to the  extent it is  reasonably  practical  for Lessee to do so,  Lessee  shall
prepare and file in timely fashion, or, where such filing is required to be made
by Lessor or it is otherwise  not  reasonably  practical for Lessee to make such
filing,  Lessee shall  prepare and deliver to Lessor (with a copy to the Lender)
within a reasonable time prior to the date for filing and Lessor shall file, any
material  reports  with  respect to the  condition  or  operation  of the Leased
Property that shall be required to be filed with any governmental authority.

         SECTION 17.2  Binding  Effect; Successors and Assigns; Survival. The 
terms and provisions of this Lease,  and the respective  rights and  obligations
hereunder  of  Lessor  and  Lessee,  shall  be  binding  upon  their  respective
successors, legal representatives and assigns (including, in the case of Lessor,
any Person to whom  Lessor may  transfer  the Leased  Property  or any  interest
therein in accordance with the provisions of the Operative Documents), and inure
to the benefit of their respective  permitted successors and assigns, and rights
hereunder  of the  Trustee  shall  inure  (subject  to  such  conditions  as are
contained  herein) to the  benefit of the  Trustee's  permitted  successors  and
assigns.

                                       24



         SECTION 17.3  Quiet Enjoyment.  Lessor  covenants that,  so long as no
Event of Default  has  occurred  and is  continuing,  it will not  interfere  in
Lessee's or any of its  sublessees'  quiet  enjoyment of the Leased  Property in
accordance  with this Lease during the Lease Term. Such right of quiet enjoyment
is independent of, and shall not affect,  Lessor's rights  otherwise to initiate
legal action to enforce the obligations of Lessee under this Lease.

         SECTION 17.4  Notices.  Unless otherwise specified herein, all notices,
offers,   acceptances,   rejections,   consents,   requests,  demands  or  other
communications  to or upon the  respective  parties hereto shall be given in the
manner provided for in the Note Purchase Agreement.

         SECTION 17.5  Severability.  Any  provision of this Lease that shall be
prohibited or unenforceable in any jurisdiction  shall, as to such jurisdiction,
be ineffective to the extent of such  prohibition  or  unenforceability  without
invalidating  the  remaining  provisions  hereof  and any  such  prohibition  or
unenforceability   in  any   jurisdiction   shall  not   invalidate   or  render
unenforceable such provision in any other jurisdiction,  and Lessee shall remain
liable  to  perform  its  obligations  hereunder  except  to the  extent of such
unenforceability.  To the extent  permitted by  applicable  law,  Lessee  hereby
waives any  provision of law that renders any  provision  hereof  prohibited  or
unenforceable in any respect.

         SECTION 17.6  Amendment; Complete Agreements. Neither  this  Lease nor 
any of the terms  hereof may be  terminated,  amended,  supplemented,  waived or
modified orally,  except by an instrument in writing signed by Lessor and Lessee
and approved by ADESA and by the Trustee as provided for in the Indenture.  This
Lease,  together with the other Operative Documents,  is intended by the parties
as final  expression  of their lease  agreement  and as a complete and exclusive
statement  of  the  terms  thereof,   all   negotiations,   considerations   and
representations between the parties having been incorporated herein and therein.
No course of prior dealings  between the parties or their  officers,  employees,
agents or Affiliates shall be relevant or admissible to supplement,  explain, or
vary any of the terms of this Lease or any other Operative Document.  Acceptance
of, or acquiescence in, a course of performance rendered under this or any prior
agreement  between  the  parties or their  Affiliates  shall not be  relevant or
admissible  to  determine  the  meaning of any of the terms of this Lease or any
other Operative Document. No representations,  undertakings,  or agreements have
been  made or  relied  upon  in the  making  of  this  Lease  other  than  those
specifically set forth in the Operative Documents.

         SECTION  17.7  Construction.  This Lease  shall not be  construed  more
strictly  against any one party,  it being  recognized  that both of the Parties
hereto have  contributed  substantially  and materially to the  preparation  and
negotiation of this Lease.

         SECTION  17.8  Headings.  The Table of  Contents  and  headings  of the
various  Articles  and Sections of this Lease are for  convenience  of reference
only and shall  not  modify,  define  or limit  any of the  terms or  provisions
hereof.

                                       25



         SECTION  17.9  Counterparts.  This Lease may be executed by the parties
hereto in separate  counterparts,  each of which when so executed and  delivered
shall be an original,  but all such counterparts  shall together  constitute but
one and the same instrument.

         SECTION  17.10  GOVERNING  LAW.  THIS LEASE  SHALL IN ALL  RESPECTS  BE
GOVERNED  BY, AND  CONSTRUED IN  ACCORDANCE  WITH THE LAWS OF THE STATE OF NORTH
CAROLINA  APPLICABLE TO AGREEMENTS MADE AND TO BE PERFORMED ENTIRELY WITHIN SUCH
STATE,  INCLUDING  ALL  MATTERS  OF  CONSTRUCTION,  VALIDITY,  PERFORMANCE,  THE
CREATION  OF THE  LEASEHOLD  ESTATE  HEREUNDER  AND THE  EXERCISE  OF RIGHTS AND
REMEDIES WITH RESPECT TO SUCH ESTATE.

         SECTION  17.11  Discharge of Lessee's  Obligations  by its  Affiliates.
Lessor agrees that performance of any of Lessee's  obligations  hereunder by one
or more of  Lessee's  Affiliates  or one or more of  Lessee's  subleases  of the
Leased  Property or any part thereof shall  constitute  performance by Lessee of
such  obligations  to the same extent and with the same effect  hereunder  as if
such obligations were performed by Lessee,  but no such performance shall excuse
Lessee  from any  obligation  not  performed  by it or on its  behalf  under the
Operative Documents.

         SECTION  17.12  Liability  of  Lessor  Limited.   Except  as  otherwise
expressly provided below in this Section, it is expressly  understood and agreed
by and between Lessee,  Lessor and their respective  successors and assigns that
nothing herein  contained shall be construed as creating any liability of Lessor
or any of  its  Affiliates  or any  of  their  respective  officers,  directors,
employees or agents, individually or personally, to perform any covenant, either
express  or  implied,  contained  herein,  all  such  liability,  if any,  being
expressly  waived  by  Lessee  and by each and  every  Person  now or  hereafter
claiming by,  through or under  Lessee and that,  so far as Lessor or any of its
Affiliates or any of their respective officers, directors,  employees or agents,
individually  or personally,  is concerned,  Lessee and any Person  claiming by,
through or under  Lessee  shall look solely to the right,  title and interest of
Lessor in the Leased Property and any proceeds from Lessor's sale or encumbrance
thereof or the  Additional  Rent  (provided,  however,  that Lessee shall not be
entitled to any double  recovery) for the  performance of any  obligation  under
this  Lease  and under  the  Operative  Documents  and the  satisfaction  of any
liability arising therefrom.

         SECTION 17.13  Estoppel Certificates.  Each party hereto agrees that at
any time and from time to time during the Lease Term, it will  promptly,  but in
no event later than thirty  (30) days after  request by the other party  hereto,
execute,  acknowledge  and  deliver to such other  party or to the  Lender,  any
prospective  purchaser (if such prospective purchaser has signed a commitment or
letter of intent to purchase the Leased Property or any part thereof),  assignee
or  mortgagee  or third party  designated  by such other  party,  a  certificate
stating (i) that this Lease is  unmodified  and in force and effect (or if there
have been modifications, that this lease is in force and effect as modified, and
identifying the modification agreements),  (ii) the date to which Basic Rent and
Additional  Rent has been  paid,  (iii)  whether  or not  there is any  existing
default by Lessee in the payment of Basic Rent and Additional  Rent or any other
sum of money hereunder, and whether or not there is any other

                                       26



existing  default by either  party with respect to which a notice of default has
been served and, if there is any such default,  specifying the nature and extent
thereof,  (iv) whether or not, to the  knowledge of the signer after due inquiry
and  investigation,  there are any setoffs,  defenses or  counterclaims  against
enforcement of the  obligations to be performed  hereunder  existing in favor of
the party executing such  certificate and (v) other items that may be reasonably
requested;  provided,  however, that no such certificate may be requested unless
the requesting party has a good faith reason for such request.

         SECTION 17.14  No Joint Venture. Any intention to create a joint
venture or partnership  relation  between Lessor and Lessee is hereby  expressly
disclaimed.

         SECTION 17.15  No Accord and  Satisfaction. The acceptance by Lessor of
any sums from Lessee  (whether as Basic Rent or  otherwise) in amounts which are
less than the amounts due and payable by Lessee  hereunder is not intended,  nor
shall any such acceptance be construed, to constitute an accord and satisfaction
of any  dispute  between  Lessor and Lessee  regarding  sums due and  payable by
Lessee hereunder, unless Lessor specifically deems it as such in writing.

         SECTION  17.16  No Merger.  In no event shall the leasehold interests,
estates  or rights of Lessee  hereunder  merge  with any  interests,  estates or
rights of Lessor in or to the Leased  Property,  it being  understood  that such
leasehold  interests,  estates and rights of Lessee hereunder shall be deemed to
be separate and distinct  from Lessor's  interests,  estates and rights in or to
the Leased Property,  notwithstanding that any such interests, estates or rights
shall at any time or times be held by or vested in the same person,  corporation
or other entity.

         SECTION 17.17  Survival. The obligations of Lessee to be performed
under  this  Lease  prior  to the  Lease  Termination  Date  shall  survive  the
expiration or termination of this Lease. The extension of any applicable statute
of  limitations  by  Lessor,  Lessee or any  Indemnitee  shall not  affect  such
survival.

         SECTION 17.18  Prior Mortgages.  This Lease is and shall be subject and
subordinate  to that certain Deed of Trust and Security  Agreement,  dated as of
November 22, 1994, by Lessor in favor of The Fidelity  Company,  as trustee (the
"Local  Trustee"),  for the benefit of the Trustee  and  encumbering  the Leased
Property, and to all rights of the Local Trustee and the Trustee thereunder, and
to  all  renewals,   modifications,   consolidations,   amendments,   increases,
replacements and extensions thereof ("Mortgage").

         Lessee  agrees to  perform  all of the  obligations  of Lessor  (in its
capacity  as grantor)  set forth in the  Mortgage,  insofar as such  obligations
relate,  directly or  indirectly,  to the Leased  Property,  whether or not such
obligations  are more onerous than the  obligations  imposed upon Lessee by this
Lease.

                                       27



         Whenever any provision of this Lease requires any consent,  approval or
agreement  of the  Lessor,  such  requirement  shall be  deemed to  include  the
consent, approval or agreement of the Trustee, so long as the Mortgage shall not
have been discharged.

         SECTION 17.19  Time of Essence. Time is of the essence of this Lease.

         SECTION 17.20  Recordation of Lease. Lessee will, at its expense, cause
a Memorandum of this Lease and the Purchase  Option to be recorded in the proper
office or offices in the State of North Carolina and the  municipality  in which
the Land is located.

             [The remainder of this page intentionally left blank.]

                                       28



         IN WITNESS  WHEREOF,  the  parties  hereto  have  caused this Lease and
Development  Agreement  to be  executed  by  their  respective  duly  authorized
officers as of the day and year first above written.

                                
                                         ASSET HOLDINGS III, L.P.,
Witnessed:                               as Lessor

                                         By:   Asset Holdings Corporation III
By:      Thomas F. O'Conner                    as General Partner
         ------------------                                              
Name:    Thomas F. O'Conner

By:      Ellen M. Grace                   By: Lannhi Tran
         --------------                       ---------------------------   
Name:    Ellen M. Grace                   Title: LANNHI TRAN, Vice President



                                         ADESA-CHARLOTTE, INC.
Witnessed:                               as Lessee

By:      Warren W. Byrd
         --------------
Name:    Warren W. Byrd

By:      Denise L. McAtee                 By:   Jerry Williams
         ----------------                       -------------------------
Name:    Denise L. McAtee                 Title: Jerry Williams, Secretary


STATE OF CONNECTICUT  )
                      ) ss:
COUNTY OF HARTFORD    )

         The foregoing  instrument was  acknowledged  before me this 28th day of
November,  1994, by Lannhi Tran the Vice President of Asset Holdings Corporation
III,  as  general   partner  of  Asset  Holdings  III,  L.P.,  an  Ohio  limited
partnership, on behalf of the partnership, as such person's and its free act and
deed.



                                  Brenda J. Page
                                  ---------------------
                                  Notary Public
                                  My Commission Expires:  
                                               My Commission Exp.April 30, 1998





STATE OF INDIANA   )
                   )  ss:
COUNTY OF MARION   )

         The  foregoing  instrument  was  acknowledged  before  me  this ______
day of November, 1994, by Jerry Williams,  Secretary of ADESA Charlotte, Inc., a
N. Carolina corporation,  on behalf of the corporation, as such person's and its
free act and deed.



                            Denise L. McAtee
                            --------------------------------------
                            Notary Public         Denise L. McAtee
                            My Commission Expires:    April 9, 1997
                                                         DENISE L MCATEE
                                                NOTARY PUBLIC STATE OF INDIANA
                                                         MARION COUNTY
                                                MY COMMISSION EXP. APR. 9, 1997


                                  ACKNOWLEDGED

         The undersigned,  ADESA Corporation  hereby  acknowledges the foregoing
Lease and  Development  Agreement  and hereby  agrees to perform and observe the
covenants  with  respect  to it set  forth  in  Article  III of  such  foregoing
Agreement.

                                     ADESA CORPORATION



Date ---------------                  By:   Warren W. Byrd
                                            -----------------------------------
                                            Warrem W. Byrd. Assistant Secretary





                                   SCHEDULE I
                         DESCRIPTION OF LEASED PROPERTY


I.       Land:

         All  that  certain   piece  or  parcel  of  land,   together  with  any
improvements  located  thereon,  situated  at   _______________________  in  the
________________, _________ containing _____ acres, more or less, and being more
particularly bounded and described as follows:

II.      Improvement:

         An office building containing approximately __________, square feet, or
any and all other buildings, structures or improvements now or hereafter located
on the Land.


                                                                  Exhibit 10(l)
- --------------------------------------------------------------------------------

                         
                        LEASE AND DEVELOPMENT AGREEMENT

                          Dated as of December 21, 1994

                                     between

                       ASSET HOLDINGS III, L.P., as Lessor

                                       and

                Auto Dealers Exchange of Concord, Inc., as Lessee

- --------------------------------------------------------------------------------


                         LEASE AND DEVELOPMENT AGREEMENT


         THIS LEASE AND DEVELOPMENT  AGREEMENT  ("Lease"),  dated as of December
21, 1994,  is between  Asset  Holdings  III,  L.P.  ("Lessor"),  an Ohio limited
partnership,  as Lessor, and Auto Dealers Exchange of Concord, Inc., ("Lessee"),
a Massachusetts corporation, as Lessee.

         ADESA Corporation ("ADESA"), an Indiana corporation, has guaranteed the
payment and  performance of certain  obligations  under this Lease pursuant to a
Guaranty  and  Purchase  Option  Agreement  is dated  as of  November  28,  1994
("Guaranty Agreement") and ADESA is acknowledging this Agreement.  The Lessee is
a wholly-owned subsidiary of ADESA.

                              PRELIMINARY STATEMENT

                  In accordance with the terms and provisions of this Lease, the
Note  Purchase   Agreement  dated  as  of  November  22,  1994  ("Note  Purchase
Agreement") by and among the Lessor,  ADESA and Principal  Mutual Life Insurance
Company ("Note Purchaser"),  the Collateral Trust Indenture dated as of November
22, 1994  ("Indenture") by and between the Lessor and PNC Bank,  Kentucky,  Inc.
("Trustee")  and the  Mortgage  with  respect  to the  Property  (as  defined in
ss.17.18 hereof):

                        (i)    the  Lessor  will   acquire  the  real   property
                               described in Schedule 1 hereto, including certain
                               buildings   and  other   improvements   contained
                               thereon  ("GM  Land")  for a  purchase  price  of
                               $8,150,000.00,  upon the terms and subject to the
                               conditions of the Purchase  Agreement dated as of
                               May  10,  1994  by  and  between  General  Motors
                               Corporation and assigned by Lessee to Lessor;

                       (ii)    the  Lessor  will   acquire  the  real   property
                               described in Schedule 2 hereto, including certain
                               buildings   and  other   improvements   contained
                               thereon  ("Anchor  Land") for a purchase price of
                               $815,000  upon  the  terms  and  subject  to  the
                               conditions of the Purchase  Agreement dated as of
                               November  22,  1994 by and between  Anchor  Motor
                               Freight,  Inc.  and Lessee and assigned by Lessee
                               to Lessor  (GM Land and Anchor  Land  hereinafter
                               being collectively referred to as "Land");
                                                      
                       (iii)   the   Lessor   will   lease   the  Land  and  the
                               Improvement (collectively, the "Leased Property")
                               to the Lessee pursuant to this Lease;

                       (iv)    the Lessee  shall make  certain  improvements  or
                               additions  to the  Improvement  as  provided  for
                               herein;

                        (v)    the  Lessor  will fund the  payment of 97% of the
                               purchase  price  for the Land (the  "Land  Funded
                               Purchase  Price")  out of the  proceeds  of Notes
                               issued  pursuant to the Note Purchase  Agreement,
                               and the




                               Lessor  will  fund  the  payment  of  3%  of  the
                               purchase   price   for  the   Land   out  of  its
                               contributed equity capital;

                       (vi)    the Lessor will fund 97% of the Construction Fund
                               and payment of 97% of the purchase  price for the
                               Improvement  (the  "Improvement  Funded  Purchase
                               Price") out of the  proceeds of the Notes  issued
                               pursuant to the Note Purchase Agreement,  and the
                               Lessor will fund 3% of the Construction  Fund and
                               the payment of 3% of the  purchase  price for the
                               Improvement   out  of  its   contributed   equity
                               capital;

                       (vii)   the First  Mortgage Notes due April 1, 2000 to be
                               issued  pursuant to the Note  Purchase  Agreement
                               ("Notes")  and other  obligations  under the Note
                               Purchase  Agreement  are secured  pursuant to the
                               Mortgage;

                      (viii)   the Lessor  shall  advance to ADESA and Lessee an
                               amount  equal  to  $6,540,000.00   ("Construction
                               Fund")  to  be  applied  by  the  Lessee  to  the
                               construction    ("Construction")    of    certain
                               improvements  on  the  Land  ("Improvement"),  as
                               provided for herein, see (vi) above; and

                       (ix)    the Mortgage,  the Lease and certain other rights
                               and property of the Lessor  related  thereto have
                               been  assigned  to the  Trustee  pursuant  to the
                               Indenture  as  security  for the  Notes and other
                               obligations under the Note Purchase Agreement.

         NOW, THEREFORE,  in consideration of the mutual agreements contained in
this  Lease  and  other  good  and  valuable  consideration,   the  receipt  and
sufficiency  of which are  hereby  acknowledged,  the  parties  hereto  agree as
follows.

                                    ARTICLE I
                           DEFINITIONS; INTERPRETATION


         Unless the context shall otherwise require,  capitalized terms used and
not defined  herein shall have the meanings  assigned  thereto in the Indenture.
The Note  Purchase  Agreement,  the  Indenture,  the Guaranty  Agreement and the
Financing  Documents (as defined in the Indenture) are referred to herein as the
"Operative Documents."

                                   ARTICLE II
                            LEASE OF LEASED PROPERTY

         SECTION 2.1 Lease of Land.  Lessor hereby  demises and leases  Lessor's
interest  in the Land to Lessee,  and Lessee  hereby  rents and leases  Lessor's
interest  in the Land from  Lessor,  for a term  commencing  on the date  Lessee
acquires the GM Land and continuing through and including April 1, 2000, ("Lease
Term").

                                       2



         SECTION  2.2 Lease of  Improvement.  Lessor  hereby  demises and leases
Lessor's  interest  in the  Improvement  (whether  or not the  Construction  (as
defined  herein) has been  completed)  to Lessee,  and Lessee  hereby  rents and
leases Lessor's interest in the Improvement (whether or not the Construction (as
defined herein) has been completed) from Lessor,  for the Lease Term. The demise
and  lease  of the  Improvement  pursuant  to this  Section  shall  include  any
additional right,  title or interest in the Improvement which may at any time be
acquired  by Lessor,  the intent  being that all right,  title and  interest  of
Lessor  in and to the  Improvement  shall at all  times be  demised  and  leased
hereunder.

         SECTION  2.3 Other  Property.  Lessee may from time to time own or hold
under  lease from  Persons  other than  Lessor  furniture,  trade  fixtures  and
equipment  located on or about the Leased  Property  that is not subject to this
Lease.

                                   ARTICLE III
                  CONSTRUCTION AND EQUIPPING OF THE IMPROVEMENT

         SECTION  3.1   Construction   Fund.   The  Lessor  shall   advance  the
Construction  Fund to ADESA and  Lessee  upon  delivery  by ADESA and  Lessee to
Lessor a detailed cost breakdown of the proposed Construction expenditures. Upon
completion  of the  Construction,  ADESA and  Lessee  shall  furnish to Lessor a
detailed  accounting of all  expenditures in connection  with the  Construction,
including all  disbursements of the Construction  Fund.  Nothing in this Section
shall be construed to require ADESA or Lessee to deposit the  Construction  Fund
in any  designated  or segregated  account or not to commingle the  Construction
Fund with other corporate  funds.  Lessee and ADESA shall apply the Construction
Fund  exclusively  to the  payment  of all costs  related  to the  Construction.
Lessee's  obligations  under this Section shall not be diminished or affected by
any  insufficiency  of the  Construction  Fund or by the  costs of  Construction
exceeding  amounts  received from the  Construction  Fund. In the event that the
costs of Construction exceed the Construction Fund, such excess shall be paid by
Lessee and ADESA from their own funds.

         SECTION 3.2 Commencement of  Construction.  Lessee and ADESA shall, for
the benefit of Lessor,  cause the  Construction  to be commenced,  performed and
completed in accordance with plans and specifications  delivered by ADESA to the
Lessor prior to the scheduled  commencement of the Construction,  subject to any
amendments thereto consistent with the original scope of the project.  Until the
Construction is completed,  the portions of the Improvement  under  construction
shall, and upon completion of Construction the completed Improvement shall, be a
part of the Leased Property.

         SECTION 3.3 Completion of Construction. Lessee and ADESA shall endeavor
to cause the completion of Construction to occur prior to December 31, 1995.

         SECTION 3.4 Permits;  Approvals;  Storage.  Lessee and ADESA shall be 
responsible for obtaining all zoning, wetlands, subdivision,  building and other
permits for the Construction, and

                                       3



shall also be responsible  for obtaining all other  approvals  from  authorities
having  jurisdiction  over the  Construction  or the Leased  Property.  ADESA or
Lessee shall monitor the progress of the Construction.  Lessee shall arrange for
the  delivery  and storage,  protection  and  security of materials  systems and
equipment which are to be incorporated into the Improvement until such items are
incorporated into the Improvement.

         SECTION 3.5 Inspection. At any time during the Construction, upon three
(3)  Business  Days prior notice to Lessee and ADESA,  Lessor or its  authorized
representatives  may  inspect the Leased  Property  and the books and records of
Lessee relating to the Leased Property and make copies and abstracts  therefrom.
All reasonable and documented  out-of-pocket costs of such inspections  incurred
by Lessor shall be paid by Lessee promptly after written request.  No inspection
shall unreasonably  interfere with Lessee's  operations or the operations of any
other occupant of the Leased Property. None of the inspecting parties shall have
any duty to make any  such  inspection  or  inquiry  and none of the  inspecting
parties shall incur any liability or obligation by reason of not making any such
inspection or inquiry.  None of the inspecting parties shall incur any liability
or obligation by reason of making any such  inspection or inquiry  unless and to
the extent such  inspecting  party causes damage to the Property or any property
of Lessee or any other Person during the course of such inspection.


                                   ARTICLE IV
                                      RENT

         SECTION 4.1 Basic Rent.  Beginning on August 1, 1995,  Lessee shall pay
to Lessor in  installments  payable  in  arrears  on the first day of each month
during the Lease Term ("Rental  Payment Date"),  "Basic Rent" in an amount equal
to $123,056.26  per month,  or, if such amount is less, an amount equal to 9.82%
per annum of the Funded Purchase Price Balance.

         As used  herein,  the term "Funded  Purchase  Price  Balance"  means an
amount equal to the combined  amount of the Land Funded  Purchase  Price and the
Improvement  Funded Purchase Price,  reduced by (i) the cumulative amount of all
Guaranty Credits, if any, applied to the Land and the Improvement, respectively,
as provided  for in Section 4.4 hereof,  and (ii) the  cumulative  amount of all
Casualty  and  Condemnation  Credits  applied  to the Land and the  Improvement,
respectively, as provided for in Article XI hereof.

         SECTION 4.2 Additional Rent.  Beginning on August 1, 1995, Lessee shall
pay to the Lessor in installments payable in arrears on each Rental Payment Date
during the lease term,  "Additional  Rent" in an amount equal to  $7,363.68  per
month with respect to such Rental Payment Date.

         SECTION  4.3  Supplemental  Rent.  Lessee  shall pay to  Lessor,  or to
whomever shall be entitled thereto as expressly  provided herein or in any other
Operative  Document,  any and all  Supplemental  Rent promptly as the same shall
become due and payable. In the event of any failure on the part of Lessee to pay
any Supplemental Rent, Lessor shall have all rights, powers and remedies

                                       4



provided  for  herein  or by law or in  equity  or  otherwise  in  the  case  of
nonpayment of Basic Rent or Additional Rent.

         As used herein, the term "Supplemental Rent" means any and all amounts,
liabilities and obligations  other than Basic Rent and Additional Rent which the
Lessee or ADESA  assumes or agrees or is  otherwise  obligated  to pay under the
Lease or any other Operative Document (whether or not designated as Supplemental
Rent)  to the  Lessor,  the  Trustee  or any  other  party,  including,  without
limitation,  the Make Whole  Amount (as  defined  and  provided  for in the Note
Purchase  Agreement) and payments and  indemnities and damages for breach of any
covenants, representations, warranties or agreements.

         SECTION 4.4 Payments Under Unconditional Guaranty.  Notwithstanding any
other  provision  of this  Lease,  payments  made by ADESA  under  the  guaranty
provided for in Section 5 of the Note Purchase Agreement shall be deemed to have
been paid and applied, as follows;  provided,  however,  that in all such events
all such amounts  shall be allocated and applied by the Lessor among amounts due
under this  Lease and other  Leases  referred  to in the  Indenture  as it shall
determine in the sole exercise of its discretion:

                        (i)    Any such payment made with respect to interest on
                               the  Notes  shall be  deemed to have been paid on
                               behalf of the  Lessee to the Lessor as payment or
                               prepayment of Basic Rent allocated  between Basic
                               Rent   with   respect   to  the   Land   and  the
                               Improvement, respectively, pro rata in proportion
                               to the Funded Purchase Price Balance with respect
                               to the Land and the Improvement, respectively;

                       (ii)    Any such  payment  made with  respect to the Make
                               Whole Amount shall be deemed to have been paid to
                               the Lessor as Supplemental Rent;

                       (iii)   Any  such   payment  made  with  respect  to  the
                               principal amount of the Notes shall not be deemed
                               to have been paid by the  Lessee to the Lessor as
                               Basic Rent, Additional Rent or Supplemental Rent,
                               but shall, for the purposes of this Lease and the
                               Guaranty  Agreement,  be applied  as a  "Guaranty
                               Credit;" and

                       (iv)    Any such  payment made with respect to any of the
                               Guaranteed  Obligations  (as  defined in the Note
                               Purchase  Agreement),  other than  payments  made
                               with  respect  to  the  principal  amount  of and
                               interest  and Make Whole  Amount,  if any, on the
                               Notes  shall be  deemed  to have been paid by the
                               Lessee to the Lessor as Supplemental Rent.

         SECTION 4.5 Method of Payment.  Basic Rent and Supplemental  Rent shall
be paid by the Lessee directly to the Trustee as provided for in the Assignments
of Lease and the Indenture.

                                       5



So long as no  event  of  default  has  occurred  and is  continuing  under  the
Mortgage,  Additional Rent shall be paid by the Lessee directly to the Lessor or
to such Person or Persons as the Lessor shall specify in writing to Lessee,  and
at such  place or places as the  Lessor or such  Person or Persons as the Lessor
shall specify in writing to Lessee.

         All  payments  of Basic Rent,  Additional  Rent and  Supplemental  Rent
(collectively,  "Rent")  shall be made by Lessee prior to 10:00 a.m.,  Columbus,
Ohio time, at the place of payment in funds consisting of lawful currency of the
United States of America which shall be  immediately  available on the scheduled
date when such payment shall be due,  unless such  scheduled date shall not be a
Business  Day, in which case such payment  shall be made on the next  succeeding
Business Day.

         SECTION 4.6 Late Payment.  If any Basic Rent or  Additional  Rent shall
not be paid when due, Lessee shall pay to Lessor, as Supplemental Rent, interest
(to the  maximum  extent  permitted  by law) on such  overdue  amount  from  and
including  the due date  thereof to but  excluding  the  Business Day of payment
thereof at a rate equal to 11.82% per annum  compounded  monthly and computed on
the basis of the actual number of days elapsed over a year  consisting of twelve
(12) months or thirty (30) days each.

         SECTION 4.7 Net Lease;  No Setoff,  Etc. This Lease is a net lease and,
notwithstanding  any other  provision of this Lease,  Lessee shall pay all Basic
Rent,  Additional Rent and  Supplemental  Rent, and all costs,  charges,  taxes,
assessments and other expenses  (foreseen or unforeseen) for which Lessee or any
indemnitee is or shall become liable by reason of Lessee's or such  Indemnitee's
estate,  right, title or interest in the Leased Property,  or that are connected
with or arise out of the acquisition,  installation, possession, use, occupancy,
maintenance,  ownership, leasing, repairs and rebuilding of, or addition to, the
Leased  Property or any portion  thereof,  including,  without  limitation,  the
Construction or the financing of the  Construction and any other amounts payable
hereunder  without  counterclaim,  setoff,  deduction  or  defense  and  without
abatement,   suspension,   deferment,  diminution  or  reduction,  and  Lessee's
obligation  to pay all such  amounts  throughout  the Lease Term is absolute and
unconditional.  The obligations and liabilities of Lessee  hereunder shall in no
way be  released,  discharged  or otherwise  affected for any reason,  including
without  limitation  (i) any defect in the condition,  merchantability,  design,
quality or fitness for use of the Leased  Property or any part  thereof,  or the
failure of the Leased Property to comply with any applicable law,  including any
inability to occupy or use the Leased Property by reason of such non-compliance,
(ii) any damage to, removal,  abandonment,  salvage,  loss,  contamination of or
release from,  scrapping or destruction  of or any  requisition or taking of the
Leased  Property  or any part  thereof,  (iii) any  restriction,  prevention  or
curtailment of or  interference  with any use of the Leased Property or any part
thereof including eviction,  (iv) any defect in title to or rights to the Leased
Property or any Lien on such title or rights or on the Leased Property,  (v) any
change, waiver,  extension,  indulgence or other action or omission or breach in
respect of any obligation or liability of or by Lessor or the Trustee,  (vi) any
bankruptcy, insolvency,  reorganization,  composition,  adjustment, dissolution,
liquidation or other like proceedings relating to Lessee, Lessor, the Trustee or
any other Person,  or any action taken with respect to this Lease by any trustee
or receiver of Lessee, Lessor, the Trustee or any other Person, or by any court,
in any such proceeding, (vii) any

                                       6



claim that  Lessee has or might  have  against  any  Person,  including  without
limitation  Lessor,  any  vendor,   manufacturer,   contractor  of  or  for  the
Improvement or the Trustee,  (viii) any failure on the part of Lessor to perform
or comply with any of the terms of this Lease,  any other Operative  Document or
of any other agreement (provided,  nothing in this clause (viii) shall limit any
available  defense  or setoff  that the Lessee  might  have with  respect to its
obligation to pay Additional Rent based upon any failure by Lessor to perform or
comply with any of the terms of this Lease or any other Operative Document, (ix)
any invalidity or  unenforceability or illegality or disaffirmance of this Lease
against  or by Lessee  or any  provision  hereof  or any of the other  Operative
Documents  or any  provision  of any  thereof  whether  or  not  related  to the
Operative  Documents,  (x) the  impossibility  or illegality of  performance  by
Lessee,  Lessor or both, (xi) any action by any court,  administrative agency or
other governmental authority,  (xii) any restriction,  prevention or curtailment
of or  interference  with the  Construction or any use of the Leased Property or
any part thereof or (xiii) any other occurrence  whatsoever,  whether similar or
dissimilar  to the  foregoing,  whether  or not  Lessee  shall  have  notice  or
knowledge of any of the foregoing.

         Except as  specifically  set forth in  Article XI of this  lease,  this
Lease shall be noncancellable by Lessee for any reason whatsoever and Lessee, to
the extent  permitted  by  applicable  law,  waives all rights now or  hereafter
conferred by statute or otherwise to quit, terminate or surrender this Lease, or
to any diminution,  abatement or reduction of Rent payable by Lessee  hereunder.
Each  payment of Rent made by Lessee  hereunder  shall be final and Lessee shall
not  seek or have any  right to  recover  all or any part of such  payment  from
Lessor,  the  Trustee or any party to any  agreements  related  thereto  for any
reason  whatsoever.  Lessee assumes the sole  responsibility  for the condition,
use,  operation,  maintenance,  and management of the Leased Property and Lessor
shall have no  responsibility in respect thereof and shall have no liability for
damage to the  property  of  either  Lessee  or any  subtenant  of Lessee on any
account or for any reason  whatsoever  other than by reason of Lessor's  willful
misconduct or gross negligence or breach of any of its express obligations under
any Operative Document.

                                    ARTICLE V
                      CONDITION AND USE OF LEASED PROPERTY

         During the Lease Term, Lessor's interest in the Improvement (whether or
not  completed) and the Land is demised and let by Lessor "AS IS" subject to (i)
the rights of any  parties in  possession  thereof,  (ii) the state of the title
thereto  existing  at the  time  Lessor  acquired  its  interest  in the  Leased
Property,  (iii)  any  state  of facts  which an  accurate  survey  or  physical
inspection might show (including the survey delivered on the Closing Date), (iv)
all applicable law and (v) any violations of applicable law which may exist upon
or subsequent to the commencement of the Lease Term. LESSEE  ACKNOWLEDGES  THAT,
ALTHOUGH LESSOR WILL OWN AND HOLD TITLE TO THE LEASED PROPERTY, LESSEE IS SOLELY
RESPONSIBLE  FOR THE DESIGN,  DEVELOPMENT,  BUDGETING  AND  CONSTRUCTION  OF THE
IMPROVEMENT [IMPROVEMENTS AND MODIFICATIONS] AND ANY ALTERATIONS. NEITHER LESSOR
NOR THE TRUSTEE HAVE MADE OR SHALL BE DEEMED TO HAVE MADE ANY  REPRESENTATION OR
WARRANTY, EXPRESS OR IMPLIED, OR SHALL BE DEEMED TO


                                      7


HAVE  ANY  LIABILITY  WHATSOEVER  AS  TO  THE  VALUE,  MERCHANTABILITY,   TITLE,
HABITABILITY  CONDITION,  DESIGN,  OPERATION,  OR FITNESS  FOR USE OF THE LEASED
PROPERTY  (OR  ANY  PART  THEREOF),  OR ANY  OTHER  REPRESENTATION  OR  WARRANTY
WHATSOEVER EXPRESS OR IMPLIED,  WITH RESPECT TO THE LEASED PROPERTY (OR ANY PART
THEREOF),  ALL SUCH WARRANTIES BEING HEREBY  DISCLAIMED,  AND NEITHER LESSOR NOR
THE LENDER SHALL BE LIABLE FOR ANY LATENT,  HIDDEN,  OR PATENT DEFECT THEREIN OR
THE  FAILURE OF THE LEASED  PROPERTY,  OR ANY PART  THEREOF,  TO COMPLY WITH ANY
APPLICABLE  LAW. As between  Lessor and Lessee,  Lessee has been  afforded  full
opportunity  to  inspect  the  Land,  is  satisfied  with  the  results  of  its
inspections  of the Land and is entering  into this Lease solely on the basis of
the  results  of its own  inspections  and all  risks  incident  to the  matters
discussed in the two preceding  sentences,  as between Lessor or the Trustee, on
the one  hand,  and  Lessee,  on the  other,  are to be  borne  by  Lessee.  The
provisions  of this  Article  have been  negotiated  and,  except to the  extent
otherwise  expressly  stated,  the  foregoing  provisions  are  intended to be a
complete  exclusion and negation of any  representations or warranties by Lessor
or the Trustee, express or implied, with respect to the Leased Property that may
arise pursuant to any law now or hereafter in effect or otherwise.

                                   ARTICLE VI
                      LIENS; EASEMENTS; PARTIAL CONVEYANCES

         Commencing on the date that  Construction  is completed and thereafter,
Lessee  shall not  directly or  indirectly  create,  incur or assume,  any lien,
encumbrance or security interest on or with respect to the Leased Property,  the
Construction,  title thereto,  or any interest  therein  ("Lien")  including any
Liens which arise out of the possession, use, occupancy, construction, repair or
rebuilding of the Leased  Property or by reason of labor or materials  furnished
or claimed to have been furnished to Lessee, or any of its contractors or agents
or by reason of the financing of any personalty or equipment purchased or leased
by Lessee or Alterations  constructed by Lessee,  except in all cases  Permitted
Exceptions.

         Notwithstanding  the  foregoing  paragraph,  at the  request of Lessee,
Lessor  shall,  from  time to time  during  the Lease  Term and upon  reasonable
advance written notice from Lessee and receipt of the materials specified in the
next  succeeding  sentence,  consent to and join in any (i) grant of  easements,
licenses, rights of way and other rights in the nature of easements,  including,
without limitation,  utility easements to facilitate  Lessee's use,  development
and  construction  of the  Leased  Property,  (ii)  release  or  termination  of
easements,  licenses,  rights of way or other  rights in the nature of easements
which are for the benefit of the Land or the Improvement or any portion thereof,
(iii)  dedication  or  transfer of portions  of the Land,  not  improved  with a
building,  for  road,  highway  or other  public  purposes,  (iv)  execution  of
agreements   for  ingress  and  egress  and  amendments  to  any  covenants  and
restrictions  affecting the Land or the  Improvement or any portion  thereof and
(v)  request to any  governmental  authority  for  platting  or  subdivision  or
replotting  or  resubdivision  approval  with respect to the Land or any portion
thereof or any parcel of land of which the Land or any portion  thereof  forms a
part or a request for any variance from zoning or other governmental

                                       8



requirements.  Lessor's  obligations pursuant to the preceding sentence shall be
subject to the requirements that:

                        (i)    any such  action  shall  be at the sole  cost and
                               expense  of  Lessee  and  Lessee  shall  pay  all
                               reasonable and documented  out-of-pocket costs of
                               Lessor  in   connection   therewith   (including,
                               without limitation, the reasonable and documented
                               fees   of   attorneys,   architects,   engineers,
                               planners,   appraisers  and  other  professionals
                               reasonably  retained by Lessor in connection with
                               any such action);

                       (ii)    Lessee   shall   have   delivered   to  Lessor  a
                               certificate  of the Chief  Financial  Officer  of
                               Lessee  stating  that  (1) such  action  will not
                               cause the Land or the  Improvement or any portion
                               thereof to fail to comply in any respect with the
                               provisions  of the Lease or any  other  Operative
                               Documents or in any respect with  applicable  law
                               and (2) such  action will not  materially  reduce
                               the fair market  sales  value,  utility or useful
                               life of the Land or the  Improvement nor Lessor's
                               interest therein;

                       (iii)   any consideration received in connection with any
                               such action  shall be paid as provided for in the
                               Indenture; and

                       (iv)    in the  case of any  release  or  conveyance,  if
                               Lessor  so  requests,  Lessee  will  cause  to be
                               issued  and  delivered  to  Lessor  by the  Title
                               Insurance  Company  an  endorsement  to the Title
                               Policy  pursuant  to which  the  Title  Insurance
                               Company agrees that its liability for the payment
                               of  any  loss  or  damage  under  the  terms  and
                               provisions  of  the  Title  Policy  will  not  be
                               affected  by reason of the fact that a portion of
                               the real  property  referred  to in Schedule A of
                               the Title Policy has been released or conveyed by
                               Lessor.

                                   ARTICLE VII
                             MAINTENANCE AND REPAIR;
                    ALTERATIONS, MODIFICATIONS AND ADDITIONS

         SECTION 7.1 Maintenance and Repair; Compliance with Law. Lessee, at its
own expense,  shall at all times (i) maintain the Leased Property in good repair
and condition  (subject to ordinary wear and tear),  in accordance  with prudent
industry  standards  and,  in any  event,  in no less a manner as other  similar
automobile auction facilities owned or leased by ADESA,  Lessee or ADESA's other
subsidiaries,  (ii)  make all  alterations  in  accordance  with,  and  maintain
(whether  or  not  such  maintenance   requires   structural   modifications  or
alterations)  and operate and otherwise  keep the Leased  Property in compliance
with, all applicable laws and (iii) make all material repairs,  replacements and
renewals  of the Leased  Property or any part  thereof  which may be required to
keep the Leased Property in the condition  required by the preceding clauses (i)
and (ii). Lessee shall

                                       9



perform the foregoing maintenance  obligations  regardless of whether the Leased
Property is occupied or unoccupied. Lessee waives any right that it may now have
or hereafter acquire to (i) require Lessor to maintain,  repair, replace, alter,
remove or rebuild all or any part of the Leased Property or (ii) make repairs at
the expense of Lessor  pursuant to any  applicable  law or other  agreements  or
otherwise.  Lessor  shall  not  be  liable  to  Lessee  or to  any  contractors,
subcontractors,   laborers,  materialmen,  suppliers  or  vendors  for  services
performed or material  provided on or in connection  with the Leased Property or
any part  thereof.  Lessor  shall not be required to  maintain,  alter,  repair,
rebuild or replace the Leased Property in any way.

         SECTION 7.2 Alterations.  Lessee may, without the consent of Lessor, at
Lessee's own cost and expense, make alterations which, in the reasonable opinion
of the chief  executive  officer of  Lessee,  do not  diminish  the value of the
Leased Property.

                                  ARTICLE VIII
                                       USE

         Lessee  shall use the Leased  Property or any part thereof only for the
purpose of used automobile  auction  business capable of operating not less than
the  number  of  simultaneous   auction  lines  anticipated  in  the  Plans  and
Specifications, together with related or ancillary businesses including, without
limitation, automobile storage, repair and preparation,  transportation,  direct
sales or other businesses related to used automobile auctions.

                                   ARTICLE IX
                                    INSURANCE

                  (a) During the  Construction  and at any time during which any
part of the  Improvement or any Alteration is under  construction  and as to any
part of the  Improvement  or any  Alteration  under  construction,  Lessee shall
maintain,  at its sole cost and  expense,  as a part of its blanket  policies or
otherwise,  "all risks"  nonreporting  completed  value form of  builder's  risk
insurance,  which  insurance and policies shall, in each case, be in the amounts
and otherwise be consistent  with any applicable  requirements  set forth in the
Note Purchase Agreement, Indenture or Mortgage.

                  (b) Following the  Completion of the  Construction  and at all
times thereafter during the Lease Term, Lessee shall maintain,  at its sole cost
and expense,  as a part of its blanket policies or otherwise,  insurance against
loss  or  damage  to  the  Improvement  by  fire  and  other  risks,   including
comprehensive  boiler and  machinery  coverage,  on terms and in amounts no less
favorable than insurance  covering other similar  properties owned by the Lessee
and that are in accordance with normal industry  practice,  but in no event less
than the  coverage in place on the date  hereof,  which  insurance  and policies
shall,  in each case,  be in the amounts and  otherwise be  consistent  with any
applicable  requirements set forth in the Note Purchase Agreement,  Indenture or
Mortgage.

                                       10



                  (c) During the Lease Term, Lessee shall maintain,  at its sole
cost and expense,  commercial  general  liability  insurance,  as is  ordinarily
procured by Persons who own or operate  similar  properties  in the same market,
which  insurance  and  policies  shall,  in each  case,  be in the  amounts  and
otherwise be consistent with any applicable  requirements  set forth in the Note
Purchase Agreement,  Indenture or Mortgage. Such insurance shall be on terms and
in amounts that are no less favorable  than insurance  maintained by Lessee with
respect  to  similar  properties  that it owns and that are in  accordance  with
normal  industry  practice,  but in no event less than the  coverage  (including
types and amounts) in place on the date hereof.  Such  insurance  policies shall
also provide that  Lessee's  insurance  shall be considered  primary  insurance.
Nothing in this Article shall  prohibit  Lessor from carrying at its own expense
other insurance on or with respect to the Leased  Property;  provided,  however,
that any insurance  carried by Lessor shall not prevent Lessee from carrying the
insurance required hereby.

                  (d) Each policy of insurance  maintained by Lessee pursuant to
clauses (a) and (b) of this Article shall provide that all Casualty Proceeds (as
defined and provided for in the  Indenture)  shall be payable to the Trustee for
deposit and disbursement as provided for in Section 6.3 of the Indenture.

                  (e) Within  thirty  (30) days after the date hereof and within
thirty (30) days after the date upon which the Construction is completed, Lessee
shall  furnish  Lessor and the Trustee with  certificates  showing the insurance
required under this Article to be in effect and naming Lessor and the Trustee as
additional insureds. Such certificates shall include a provision for thirty (30)
days'  advance  written  notice by the  insurer to Lessor and the Trustee in the
event of  cancellation  or  expiration  or nonpayment of premium with respect to
such insurance, and shall include a customary breach of warranty clause.

                  (f) Each policy of insurance  maintained by Lessee pursuant to
this  Article  shall (i) contain the waiver of any right of  subrogation  of the
insurer  against  Lessor and the Trustee and (ii) provide that in respect of the
interested of Lessor and the Trustee,  such policies shall not be invalidated by
any fraud or misrepresentation of Lessee or any other Person acting on behalf of
Lessee.

                  (g) On and after  January  1,  1996,  all  insurance  policies
carried in accordance  with this Article shall be maintained with insurers rated
at the inception of such  policies at least "A" by A.M.  Best & Company,  and in
all  cases  the  insurer  shall be  qualified  to  insure  risks in the State of
Massachusetts.

                                    ARTICLE X
                            ASSIGNMENT AND SUBLEASING

         Lessee may not assign any of its  right,  title or  interest  in, to or
under this Lease. Lessee may sublease all or any portion of the Leased Property;
provided,  however,  that (i) all  obligations  of Lessee shall continue in full
effect as obligations of a principal and not of a guarantor or surety, as

                                       11



though no sublease had been made, (ii) such sublease shall be expressly  subject
and  subordinate  to this  Lease,  the  Indenture,  the  Mortgage  and the other
Operative  Documents and (iii) each such sublease  shall  terminate on or before
the last day of the Lease Term.  Except as provided for in the  Indenture,  this
Lease shall not be mortgaged or pledged by Lessee,  nor shall Lessee mortgage or
pledge any  interest in the Leased  Property or any  portion  thereof.  Any such
mortgage or pledge shall be void.

                                   ARTICLE XI
                    LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE

         SECTION 11.1 Available Proceeds. All Casualty Proceeds and Condemnation
Awards (both as defined in the Indenture,  and which are collectively defined in
the Indenture as "Available Proceeds") shall be remitted and paid to the Trustee
by the Lessee,  the Lessor or ADESA, as applicable,  for deposit in the Casualty
Account (as defined and established under the Indenture) for  disbursement,  all
as provided for in Section 6.3 of the Indenture.  Until such time as the Lessee,
the Lessor,  ADESA or any of their  respective  agents or  representatives  have
remitted and paid any Available Proceeds to the Trustee,  such Person shall hold
such proceeds in trust for the benefit of the Trustee.  In the event that at any
time during the Lease Term, the Indenture has been terminated, the Lessor shall,
for purposes of this Article,  be treated as the Trustee,  and shall deposit and
disburse any  Available  Proceeds in  substantially  the manner  provided for in
Section 6.3 of the Indenture as if it were the Trustee.

         SECTION 11.2 Repairs and Restoration. In the event of any Total Loss or
Partial Loss (collectively,  "Loss"), other than a Total Loss which, in the good
faith judgment of the chief  executive  officer of Lessee renders the repair and
restoration  of the  Leased  Property  impractical  or  uneconomical  including,
without  limitation,  any  condemnation of the Leased Property  resulting in the
taking of all or  substantially  all of the  Leased  Property  (collectively,  a
"Complete Taking"), then:

                        (i)    the Lessee and ADESA shall repair and restore the
                               Leased  Property such that the Leased Property as
                               so repaired  and  restored  is, in the good faith
                               judgment of the chief executive officer of Lessee
                               adequate  and  appropriate  for the conduct of an
                               automobile  auction and ancillary  business of at
                               least the same  type,  quality  and scale as that
                               conducted  by the Lessee on the  Leased  Property
                               immediately prior to such Loss;

                       (ii)    the Available  Proceeds,  if any, with respect to
                               such  Loss,  if any,  shall be  disbursed  by the
                               Trustee as  provided  for in  Section  6.3 of the
                               Indenture;

                       (iii)   the inadequacy of the Available  Proceeds to fund
                               the cost of any such repairs or restoration shall
                               not  diminish  the  obligation  of the Lessee and
                               ADESA to make such repairs or restoration,  which
                               obligation is unconditional and absolute; and

                                       12



                       (iv)    upon  completion of such repairs and  restoration
                               and at all  times  during  the  conduct  of  such
                               repairs  and  restoration,  the  Lessor  and  its
                               representatives  may,  upon  three  (3)  business
                               days'  notice  to  Lessee,   inspect  the  Leased
                               Property and the progress of the  restoration and
                               rebuilding of the  Improvement  and the Land. All
                               reasonable and documented  out-of-pocket costs of
                               such  inspections  incurred  by  Lessor  and  the
                               Lender  will  be paid by  Lessee  promptly  after
                               written   request.   No  such  inspection   shall
                               unreasonably  interfere with Lessee's  operations
                               or the  operations  of any other  occupant of the
                               Leased Property.  None of the inspecting  parties
                               shall  have any duty to make any such  inspection
                               or  inquiry  and none of the  inspecting  parties
                               shall incur any liability or obligation by reason
                               of not making  any such  inspection  or  inquiry.
                               None of the  inspecting  parties  shall incur any
                               liability or  obligation  by reason of making any
                               such  inspection  or  inquiry  unless  and to the
                               extent such inspecting party causes damage to the
                               Leased  Property or any property of Lessee or any
                               other   Person   during   the   course   of  such
                               inspection.

         SECTION 11.3  Complete Taking. In the event of any Complete Taking 
with respect to the Leased Property:

                        (i)    the  Lessee   shall   provide  to  the  Lessor  a
                               certification  stating  that the chief  executive
                               officer  of Lessee has  determined  in good faith
                               that such Loss constitutes a Complete Taking with
                               respect to the Leased Property as defined in this
                               Lease;

                       (ii)    the Lessee and ADESA  shall not be  obligated  or
                               required to make any repairs to or restoration of
                               the Leased Property, other than those repairs, if
                               any,  required by applicable  law or necessary to
                               adequately  secure the Leased  Property or comply
                               with the requirements of any applicable insurance
                               policy  or  any  applicable  safety,   health  or
                               environmental regulations;

                       (iii)   any Available  Proceeds with respect to such Loss
                               shall be  disbursed  as  provided  for in section
                               6.3(b)(iii) of the Indenture; and

                       (iv)    except as otherwise  provided for in Section 11.9
                               hereof, this Lease shall remain in full force and
                               effect.

         SECTION 11.4  Application  of Available  Proceeds.  In the event of any
Partial  Loss or Total Loss  (whether  or not such Loss  constitutes  a Complete
Taking), Available Proceeds, if any,

                                       13



with  respect to such Loss shall be  disbursed  only as provided  for in Section
6.3(b) of the Indenture; and:

                        (i)    Any Available  Proceeds disbursed as provided for
                               in Section  6.3(b)(iii)  of the  Indenture to the
                               holders of Outstanding  Notes with respect to the
                               prepayment  of the  principal  amount  thereof or
                               disbursed  to  the  Lessor  as  provided  for  in
                               Section  6.3(b) of the Indenture  shall be deemed
                               to be  and  shall  be  treated  as  Casualty  and
                               Condemnation  Credits for  purposes of this Lease
                               and the Guaranty Agreement;

                       (ii)    Any Available  Proceeds disbursed as provided for
                               Section  6.3(b)(iii)  of  the  Indenture  to  the
                               holders of Outstanding  Notes with respect to the
                               payment of accrued but unpaid  interest  shall be
                               deemed to have  been paid to the  Lessor as Basic
                               Rent; and

                       (iii)   Any Available  Proceeds disbursed as provided for
                               Section  6.3(b)(iii)  of  the  Indenture  to  the
                               holders of Outstanding  Notes with respect to the
                               payment of Make Whole  Amount (as  defined in the
                               Indenture)  shall be  deemed to have been paid to
                               the Lessor as Supplemental Rent.

         SECTION 11.5  Prosecution of Awards.

                  (a) With  respect  to any  condemnation  with  respect  to any
Leased  Property,  Lessee  shall  control  the  negotiations  with the  relevant
governmental  authority;  provided,  however,  that if an Event of Default shall
have  occurred  and be  continuing  Lessor or its  assigns  shall  control  such
negotiations.  Lessee  hereby  irrevocably  assigns,  transfers and sets over to
Lessor all rights of Lessee to any award made during the continuance of an Event
of Default on account of any  condemnation  and,  if there will not be  separate
awards to the Lessor and the Lessee on account of such condemnation, irrevocably
authorizes  and empowers  Lessor during the  continuance of an Event of Default,
with full power of  substitution in the name of Lessee or otherwise (but without
limiting the  obligations of Lessee under this  Article),  to file and prosecute
what would  otherwise  be Lessee's  claim for any such Award and, in the case of
Lessor,  to collect,  receipt for and retain the same in accordance with Section
6.3  of  the  Indenture;  provided,  however,  that  in  any  event  Lessor  may
participate  in any such  negotiations,  and no settlement  will be made without
Lessor's prior consent, not to be unreasonably withheld.

                  (b) Notwithstanding the foregoing,  Lessee may prosecute,  and
Lessor shall have no interest  in, any claim with  respect to Lessee's  personal
property and equipment and Lessee's relocation expenses.

                                       14



         SECTION 11.6  Application of certain  Payments Not Relating to an Event
of Complete  Taking.  In case of a  requisition  for  temporary  use of all or a
portion of the Leased  Property which is not an event of Complete  Taking,  this
Lease shall remain in full force and effect,  without any abatement or reduction
of Basic Rent or Additional  Rent, and the Awards for the Leased Property shall,
unless an Event of Default has occurred and is continuing, be paid to Lessee.

         SECTION  11.7  Other   Dispositions.   Notwithstanding   the  foregoing
provisions of this  Article,  so long as an Event of Default shall have occurred
and be  continuing,  any amount  that would  otherwise  be payable to or for the
account of, or that would  otherwise  be retained  by,  Lessee  pursuant to this
Article shall be paid to Lessor as security for the  obligations of Lessee under
this  Lease  and,  at such  time  thereafter  as no  Event of  Default  shall be
continuing,  such  amount  shall be paid  promptly  to Lessee to the  extent not
previously  applied by Lessor in accordance  with the terms of this Lease or the
other Operative Documents.

         SECTION  11.8  No Rent  Abatement.  Basic  Rent,  Additional  Rent  and
Supplement Rent shall not abate  hereunder by reason of any Loss  (regardless of
whether such Loss constitutes a Total Loss, a Partial Loss or a Complete Taking)
with respect to the Leased  Property,  and Lessee shall  continue to perform and
fulfill  all  of  Lessee's  obligations,   covenants  and  agreements  hereunder
notwithstanding such Loss until the end of the Lease Term.

         SECTION 11.9  Purchase Option and Remarketing Option.

                  (a) In the event of any  Complete  Taking with  respect to the
Leased Property,  the Lessee and ADESA may, in the exercise of their discretion,
elect at any time within thirty (30) days after the date of the determination by
the board of directors of ADESA that such Loss  constituted a Complete Taking by
giving written notice to the Lessor and the Trustee to either:

                       (i)     exercise  the  Purchase  Option  provided  for in
                               Section 2.1 of the  Guaranty  Agreement  upon the
                               terms and subject to the conditions  provided for
                               therein, except that for purposes of this Section
                               11.9 the Option  Period shall be deemed to be the
                               thirty (30) day period  commencing on the date of
                               election of the Purchase  Option and the purchase
                               shall be  closed  on the last day of such  Option
                               Period;  and,  provided,  that the Purchase Price
                               for the Leased  Property shall be increased by an
                               amount equal to the applicable Make Whole Amount,
                               if any, (as defined in the Indenture)  that will,
                               be incurred in connection  with the prepayment or
                               Notes as a result of such  purchase  as  provided
                               for in the Indenture; or

                       (ii)    exercise of the  Remarketing  Option provided for
                               in Section 2.8 of the Guaranty Agreement upon the
                               terms and subject to the conditions  provided for
                               therein, except that for purposes of this Section
                               11.9, the Option Period shall be deemed to be the
                               thirty (30) day period

                                       15



                               commencing   on  the  date  of  election  of  the
                               Remarketing Option period and the one year period
                               for  remarketing of the Leased  Property shall be
                               deemed to commence upon the date of the notice or
                               exercise provided for herein and, provided,  that
                               the Purchase Price for the Leased  Property shall
                               be increased by an amount equal to the applicable
                               Make Whole  Amount (as defined in the  Indenture)
                               that will, if any be incurred in connection  with
                               the  prepayment  or  Notes  as a  result  of such
                               purchase as provided for in the Indenture.

                  (b) In the  event  of  any  Change  in  Control  resulting  in
prepayment of the Notes pursuant to Section 7.2 of the Indenture, the Lessee and
ADESA may,  the in the  exercise of their  discretion,  elect at any time within
thirty  (30) days after the Control  Prepayment  Date,  to  exercise  either the
Purchase Option as provided in subsection (a)(i) above or Remarketing  Option as
provided in subsection (a)(ii) above.

                  (c) In the event a holder of the Notes  exercises the Optional
Put Right  resulting in prepayment  of the Notes  pursuant to Section 7.6 of the
Indenture,  the Lessee and ADESA may in the exercise of their discretion,  elect
at any time within  thirty (30) days after the  Optional  Put Payment  Date,  to
exercise  either the Purchase  Option as provided in subsection  (a)(i) above or
the Remarketing Option as provided in subsection (a)(ii) above.

                  (d) The proceeds of any sale of the Leased Property  resulting
from Lessee's or ADESA's  exercise of the Purchase Option or Remarketing  Option
under this  Section  11.9,  shall be  remitted  to the  Trustee  and  applied as
provided for in the Indenture, and this lease shall be terminated.

                                   ARTICLE XII
                           INTEREST CONVEYED TO LESSEE

                      [THIS ARTICLE INTENTIONALLY OMITTED]

                                  ARTICLE XIII
                                EVENTS OF DEFAULT

         The following  events shall  constitute  Events of Default (whether any
such event shall be  voluntary  or  involuntary  or come about or be effected by
operation of law or pursuant to or in compliance  with any  judgment,  decree or
order of any court or any order,  rule or  regulation of any  administrative  or
governmental body):

                  (a) Lessee  shall  fail to make any  payment of Basic Rent or
Additional  Rent when due and such failure shall  continue for a period of three
(3) Business Days;

                                       16



                  (b) Lessee shall fail to make any payment of Supplemental Rent
or any other  amount  payable  hereunder  or under  any of the  other  Operative
Documents  (other than Basic Rent), and such failure shall continue for a period
of three (3)  Business  Days after  Lessee's  receipt of written  notice of such
failure from Lessor;
                                               
                  (c) Lessee or ADESA shall fail to pay the  Available  Proceeds
to the Trustee when due pursuant to Sections 11.1 or 11.2;

                  (d)  ADESA  shall  fail  to  pay  any  amount  due  under  the
Unconditional  Guaranty  (as  defined  and  provided  for in the  Note  Purchase
Agreement);

                  (e) ADESA shall fail to make payment of any  Guaranty  Payment
(as defined and provided for in the Guaranty Agreement) when due thereunder;

                  (f) Lessee  shall fail to  maintain  insurance  as required by
Article IX hereof,  and such failure shall continue until the earlier of 45 days
after written notice thereof from Lessor and the day  immediately  preceding the
date on  which  any  applicable  insurance  coverage  would  otherwise  lapse or
terminate;

                  (g) The  occurrence  of any Event of Default  (as  defined and
provided for in the Guaranty Agreement);

                  (h) The  occurrence  of any Event of Default  (as  defined and
provided for in the Note Purchase Agreement or Collateral Trust Agreement) other
than an event resulting exclusively from an act or failure to act by the Lessor;

                  (i) the filing by Lessee of any  petition for  dissolution  or
liquidation of Lessee,  or the  commencement by Lessee of a voluntary case under
any  applicable  bankruptcy,  insolvency  or other similar law for the relief of
debtors,  foreign or domestic,  now or hereafter in effect, or Lessee shall have
consented to the entry of an order for relief in an  involuntary  case under any
such law, or the appointment of or taking possession by a receiver, custodian or
trustee (or other similar  official) for Lessee or any  substantial  part of its
property, or a general assignment by Lessee for the benefit of its creditors, or
Lessee  shall  have  taken any  corporate  action in  furtherance  of any of the
foregoing; or the filing against Lessee of an involuntary petition in bankruptcy
which results in an order for relief being entered or,  notwithstanding  that an
order for relief has not been entered,  the petition is not dismissed  within 60
days of the date of the  filing of the  petition,  or the  filing  under any law
relating to bankruptcy,  insolvency or relief of debtors of any petition against
Lessee which either (i) results in a finding or  adjudication  of  insolvency of
Lessee or (ii) is not dismissed within sixty (60) days of the date of the filing
of such petition;

                  (j) Any  representation  or warranty by Lessee or ADESA in the
Note Purchase  Agreement or Guaranty Agreement or in any certificate or document
delivered to Lessor pursuant to any Operative Document shall have been incorrect
in any material respect when made; and

                                       17



                  (k)  Lessee  shall  fail in any  material  respect  to  timely
perform or observe any  covenant,  condition or agreement  (not  included in any
other  clause of this  Article) to be  performed  or observed by it hereunder or
under the other Operative Documents and such failure shall continue for a period
of 45 days after Lessee's receipt of written notice thereof from Lessor.

                                   ARTICLE XIV
                                   ENFORCEMENT

         SECTION 14.1  Remedies.  Upon the  occurrence  of any Event of Default,
Lessor  may, so long as such Event of Default is  continuing,  do one or more of
the following as Lessor in its sole discretion shall determine, without limiting
any other right or remedy Lessor may have on account of such Event of Default.

                  (a) Lessor may, by notice to Lessee, rescind or terminate this
Lease as of the date specified in such notice;  provided,  however,  that (i) no
reletting, reentry or taking of possession of the Leased Property by Lessor will
be  construed as an election on Lessor's  part to terminate  this Lease unless a
written notice of such intention is given to Lessee,  (ii)  notwithstanding  any
reletting,  reentry or taking of possession,  Lessor may at any time  thereafter
elect to terminate this Lease for a continuing Event of Default and (iii) no act
or thing done by Lessor or any of its agents,  representatives  or employees and
no agreement  accepting a surrender of the Leased Property shall be valid unless
the same be made in writing and executed by Lessor.

                  (b) Lessor may (i) demand that  Lessee,  and Lessee shall upon
the written demand of Lessor,  return the Leased Property  promptly to Lessor in
the manner and condition  required by, and  otherwise in accordance  with all of
the  provisions  of,  this  Lease  hereof as if the Leased  Property  were being
returned  at the end of the Lease Term,  and Lessor  shall not be liable for the
reimbursement  of  Lessee  for any  costs  and  expenses  incurred  by Lessee in
connection therewith and (ii) without prejudice to any other remedy which Lessor
may have for  possession  of the Leased  Property,  and to the extent and in the
manner  permitted by  Applicable  law,  enter upon the Leased  Property and take
immediate  possession of (to the exclusion of Lessee) the Leased Property or any
part  thereof  and  expel or  remove  Lessee  and any  other  Person  who may be
occupying the Leased Property, by summary proceedings or otherwise,  all without
liability  to Lessee  for or by reason  of such  entry or taking of  possession,
whether  for the  restoration  of damage to  property  caused by such  taking or
otherwise  and,  in  addition  to  Lessor's  other  damages,   Lessee  shall  be
responsible  for the reasonable and documented  costs and expenses of reletting,
including   brokers  fees  and  the  reasonable  and  documented  costs  of  any
alterations or repairs made by Lessor.

                  (c) Lessor may sell all or any part of the Leased  Property at
public or private sale, as Lessor may determine, free and clear of any rights of
Lessee and without any duty to account to Lessee with  respect to such action or
inaction or any proceeds with respect thereto in which event Lessee's obligation
to pay Basic Rent hereunder for periods  commencing  after the date of such sale
shall be terminated or proportionately reduced, as the case may be.

                                       18



                  (d) Lessor  may,  at its option,  elect not to  terminate  the
Lease,  and continue to collect all Basic Rent,  Additional  Rent,  Supplemental
Rent and all other amounts due Lessor  (together  with all costs of  collection)
and enforce  Lessee's  obligations  under this Lease as and when the same become
due, or are to be performed,  and at the option of Lessor,  upon any abandonment
of the Leased  Property by Lessee or re-entry of same by Lessee,  Lessor may, in
its sole and absolute discretion, elect not to terminate this Lease and may make
such reasonable  alterations and necessary  repairs in order to relet the Leased
Property,  and relet the Leased  Property  or any part  thereof for such term or
terms (which may be for a long term extending beyond the term of this Lease) and
at such rental or rentals and upon such other terms and  conditions as Lessor in
its  reasonable  discretion  may deem  advisable.  Upon each such  reletting all
rentals  actually  received  by Lessor from such  reletting  shall be applied to
Lessee's obligations hereunder in such order,  proportion and priority as Lessor
may elect in Lessor's sole and absolute  discretion,  it being agreed that under
no  circumstances  shall  Lessee  benefit  from its default from any increase in
market rents and if such rentals  received from such  reletting  during any Rent
Period  be less  than the Rent to be paid  during  that  Rent  Period  by Lessee
hereunder,  Lessee shall pay any deficiency,  to Lessor on the Rent Payment Date
in such Rent Period.

                  (e) Lessor may  exercise any other right or remedy that may be
available to it under  applicable  law, or proceed by  appropriate  court action
(legal or equitable)  to enforce the terms hereof or to recover  damages for the
breach  hereof.  Separate  suits may be brought to collect any such damages with
respect  to any Rent  Payment  Date,  and such  suites  shall not in any  manner
prejudice  Lessor's  right to collect any such damages for any  subsequent  Rent
Payment  Date,  or Lessor may defer any such suit until after the  expiration of
the Lease  Term,  in which  event such suit shall be deemed not to have  accrued
until the expiration of the Lease Term.

                  (f) Lessor may retain and apply against  Lessor's  damages all
sums which Lessor  would,  absent such Event of Default,  be required to pay, or
turn over, to Lessee pursuant to the terms of this Lease.

         SECTION 14.2 Remedies Cumulative;  No Waiver;  Consents.  To the extent
permitted by, and subject to the mandatory requirements of, applicable law, each
and  every  right  power  and  remedy  herein  specifically  given to  Lessor or
otherwise  in this Lease shall be  cumulative  and shall be in addition to every
other  right,  power and remedy  herein  specifically  given or now or hereafter
existing at law, in equity or by statute,  and each and every  right,  power and
remedy whether  specifically herein given or otherwise existing may be exercised
from time to time and as often and in such order as may be deemed  expedient  by
Lessor, and the exercise or the beginning of the exercise of any power or remedy
shall not be  construed to be a waiver of the right to exercise at the same time
or thereafter any right,  power or remedy. No delay or omission by Lessor in the
exercise  of any right,  power or remedy or in the  pursuit of any remedy  shall
impair any such  right,  power or remedy or be  construed  to be a waiver of any
default on the part of Lessee or to be an acquiescence therein. Lessor's consent
to any request made by Lessee shall not be deemed to  constitute or preclude the
necessity  for  obtaining  Lessor's  consent,  in the  future,  to  all  similar
requests. No express or implied

                                       19



waiver by Lessor of any Event of Default shall in any way be, or be construed to
be, a waiver of any future or subsequent  Potential Event of Default or Event of
Default.  To the extent  permitted by applicable  law,  Lessee hereby waives any
rights now or  hereafter  conferred  by statute or  otherwise  that may  require
Lessor to sell,  lease or otherwise  use the Leased  Property or part thereof in
mitigation  of Lessor's  damages upon the  occurrence  of an Event of Default or
that may otherwise limit or modify any of Lessor's rights or remedies under this
Article.

                                   ARTICLE XV
                           RIGHT TO PERFORM FOR LESSEE

         If Lessee  shall fail to perform or comply  with any of its  agreements
contained  herein,  Lessor may, on thirty (30) days prior notice (or such lesser
period  afforded by  Applicable  laws or any third party) to Lessee,  perform or
comply  with such  agreement,  and  Lessor  shall not  thereby be deemed to have
waived any default  caused by such  failure,  and the amount of such payment and
the amount of the expenses of Lessor (including  reasonable  attorney's fees and
expenses)  incurred in  connection  with such payment or the  performance  of or
compliance with such agreement, as the case may be, shall be deemed Supplemental
Rent,  payable by Lessee to Lessor  within ten (10) days  after  written  demand
therefor.

                                   ARTICLE XVI
                              GENERAL TAX INDEMNITY

         SECTION 16.1 Tax Indemnification.  Except as otherwise provided in this
Article XVI, the Lessee shall pay and on written demand shall indemnify and hold
each of the Lessor,  the  Trustee,  any trustee  under the  Mortgages  and their
respective  successors and assigns  (collectively,  the "Tax  Indemnitees,"  and
individually,  a "Tax Indemnitee")  harmless from and against,  any and all fees
(including,   without   limitation,   documentation,   recording,   license  and
registration  fees),  taxes  (including,   without  limitation,   income,  gross
receipts, sales, rental, use, turnover, value-added,  property, excise and stamp
taxes), levies,  imposts,  duties,  charges,  assessments or withholdings of any
nature  whatsoever,  together with any penalties,  fines or interest  thereon or
additions  thereto (any of the foregoing being referred to herein as "Taxes" and
individually  as a "Tax" (for the purposes of this  Section,  the  definition of
"Taxes"  includes  amounts imposed on, incurred by, or asserted against each Tax
Indemnitee as the result of any  prohibited  transaction,  within the meaning of
Section 406 or 407 of ERISA or Section  4975(c) of the Code,  arising out of the
transactions contemplated hereby or by any other Operative Document)) or imposed
on or with respect to any Tax Indemnitee, the Lessee, the Leased Property or any
portion  thereof or the Land, or any  subLessee or user  thereof,  by the United
States or by any state or local  government  or other  taxing  authority  in the
United States in connection with or in any way relating to (i) the  acquisition,
financing,  mortgaging,  construction,  preparation,  installation,  inspection,
delivery, non-delivery,  acceptance, rejection, purchase, ownership, possession,
rental,  lease,  sublease,  maintenance,  repair,  storage,  transfer  of title,
redelivery,  use,  operation,  condition,  sale,  return or other application or
disposition  of all or any part of the Leased  Property or the imposition of any
Lien (or  incurrence  of any  liability  to refund  or pay over any  amount as a
result  of any  Lien)  thereon,  (ii)  Basic  Rent or  Supplemental  Rent or the
receipts

                                       20



or earnings  arising from or received with respect to the Leased Property or any
part  thereof,  or any  interest  therein or any  applications  or  dispositions
thereof,  (iii) any other  amount  paid or payable  pursuant to the Notes or any
other Operative Document, (iv) the Leased Property, the Land or any part thereof
or any interest therein,  (v) all or any of the Operative  Documents,  any other
documents  contemplated  thereby and any amendments and supplements  thereto and
(vi)  otherwise  with  respect  to  or  in  connection  with  the   transactions
contemplated by the Operative Documents.

         SECTION 16.2  Exceptions. The indemnification provided for in Section 
16.1 shall not apply to:

                       (i)     Taxes  on,  based  on,  or  measured  by or  with
                               respect to,  receipts or income of the Lessor and
                               the  Trustee   (including,   without  limitation,
                               minimum Taxes,  capital gains Taxes,  Taxes on or
                               measured   by   items   of  tax   preference   or
                               alternative  minimum  Taxes)  other  than (A) any
                               such  Taxes  that are,  or are in the  nature of,
                               sales,  use,  license,  rental or property Taxes,
                               (B)  withholding  Taxes  imposed  by  the  United
                               States  or  the  State  of  Massachusetts  (1) on
                               payments  with respect to the Note, to the extent
                               imposed by reason of a change in  Applicable  law
                               occurring  after the Closing Date or (2) on Rent,
                               to the  extent  the net  payment  of  Rent  after
                               deduction of such withholding Taxes would be less
                               than  amounts  currently  payable with respect to
                               the Note and (C) any  increase  in any  franchise
                               taxes  based  on or  otherwise  measured  by  net
                               income, estate, inheritance, transfer, income tax
                               or gross income or gross  receipts tax in lieu of
                               net income over the term of the Lease, net of any
                               decrease  in such  taxes  realized  by  such  Tax
                               Indemnitee,  to the extent that such tax increase
                               or  decrease  would not have  occurred  if on the
                               Closing Date the Lessor had advanced funds to the
                               Lessee  in  the  form  of a loan  secured  by the
                               Leased  Property in an amount  equal to the Loan,
                               with  debt  service  for such  loan  equal to the
                               Basic Rent  payable on each Rent Payment Date and
                               a principal  balance at the maturity of such loan
                               in an amount  equal to the Loan at the end of the
                               Lease Term;

                       (ii)    Taxes  on,  based  on,  or in  the  nature  of or
                               measure  by,  Taxes on doing  business,  business
                               privilege,  capital, capital stock, net worth, or
                               mercantile  license or similar  taxes  other than
                               (A) any  increase  in such Taxes  imposed on such
                               Tax Indemnitee by the State of Massachusetts, net
                               of any  decrease  in such taxes  realized by such
                               Tax  Indemnitee,  to the  extent  that  such  tax
                               increase or decrease  would not have  occurred if
                               on the Closing Date the Lessor had advanced funds
                               to the  Lessee in the form of a loan  secured  by
                               the  Leased  Property  in an amount  equal to the
                               Loan,  with debt  service  for such loan equal to
                               the Basic Rent  payable on each Rent Payment Date
                               and a principal balance at the

                                       21



                               maturity  of such loan in an amount  equal to the
                               Loan  at the  end of the  Lease  Term  or (B) any
                               Taxes  that are or are in the  nature  of  sales,
                               use, rental, license or property Taxes;

                       (iii)   Taxes  that  result   from  any  act,   event  or
                               omission,  or are  attributable  to any period of
                               time,  that occurs  after the earliest of (A) the
                               expiration  of the Lease Term with respect to the
                               Leased  Property  and, if the Leased  Property is
                               required   to  be   returned  to  the  Lessor  in
                               accordance  with the Lease,  such  return and (B)
                               the discharge in full of the Lessee's obligations
                               to pay the Funded Purchase Price Balance,  or any
                               amount  determined  by  reference  thereto,  with
                               respect  to the  Leased  Property  and all  other
                               amounts  due under the Lease,  unless  such Taxes
                               relate to acts, events or matters occurring prior
                               to the  earliest  of such times or are imposed on
                               or with  respect  to any  payments  due under the
                               Operative  Documents  after  such  expiration  or
                               discharge;

                       (iv)    Taxes  imposed on a Tax  Indemnitee  that  result
                               from any voluntary sale, assignment,  transfer or
                               other  disposition  by such Tax Indemnitee or any
                               related  Tax  Indemnitee  of any  interest in the
                               Leased  Property  or  any  part  thereof,  or any
                               interest  therein or any  interest or  obligation
                               arising under the Operative Documents or from any
                               sale,  assignment,  transfer or other disposition
                               of any  interest  in such Tax  Indemnitee  or any
                               related Tax Indemnitee,  it being understood that
                               each of the  following  shall not be considered a
                               voluntary sale: (A) any substitution, replacement
                               or removal of any of the  property  by the Lessee
                               shall not be treated as a voluntary action of any
                               Tax   Indemnitee,   (B)  any  sale  or   transfer
                               resulting  from the exercise by the Lessee of any
                               termination  option,  any purchase option or sale
                               option,  (C) any sale or transfer  while an Event
                               of Default  shall have occurred and be continuing
                               under  the  Lease  and (D) any  sale or  transfer
                               resulting from the Lessor's  exercise of remedies
                               under the Lease;

                       (v)     any Tax which is being contested in good faith by
                               the Lessee or ADESA  during the  pendency of such
                               contest;

                       (vi)    any Tax that is imposed on a Tax  Indemnitee as a
                               result of such Tax Indemnitee's  gross negligence
                               or   willful   misconduct   (other   than   gross
                               negligence or willful  misconduct  imputed to the
                               Lessor  or the  Lender  solely by reason of their
                               respective interests in the Leased Property);

                                       22



                       (vii)   any  Tax  that  results  from  a  tax  Indemnitee
                               engaging, with respect to the Leased Property, in
                               transactions  other than those  permitted  by the
                               Operative Documents; or

                       (viii)  to  the  extent  any   interest,   penalties   or
                               additions  to tax result in whole or in part from
                               the failure of a Tax  Indemnitee to file a return
                               that  it is  required  to file  in a  proper  and
                               timely  manner,  unless such  failure (A) results
                               from  the   transactions   contemplated   by  the
                               Operative  Documents in  circumstances  where the
                               Lessee did not give timely  notice to Lessor (and
                               the Lessor otherwise had no actual  knowledge) of
                               such filing requirement that would have permitted
                               a proper and timely  filing of such return or (B)
                               results  from the failure of the Lessee to supply
                               information  necessary  for the proper and timely
                               filing  of  such  return  that  was  not  in  the
                               possession of the Lessor.

         SECTION  16.3  Procedures.  If any claim shall be made  against any Tax
Indemnitee or if any  proceeding  shall be commenced  against any Tax Indemnitee
(including a written  notice of such  proceeding)  for any Taxes as to which the
Lessee may have an indemnity  obligation pursuant to this Section, or if any Tax
Indemnitee  shall  determine  that any Taxes as to which the  Lessee may have an
indemnity  obligation  pursuant  to  this  Section  may  be  payable,  such  Tax
Indemnitee  shall promptly notify the Lessee.  The Lessee shall be entitled,  at
its expense,  to  participate  in and to the extent that the Lessee  desires to,
assume and control the defense thereof; provided, however, that the Lessee shall
have  acknowledged in writing if the contest is  unsuccessful  its obligation to
fully  indemnify  such  Tax  Indemnitee  in  respect  of  such  action,  suit or
proceeding;  and  provided,  further,  that the Lessee  shall not be entitled to
assume and control the defense of any such action,  suit or proceeding  (but the
Tax Indemnitee  shall then contest,  at the sole cost and expense of the Lessee,
on behalf of the Lessee) if and to the extent that (A) in the reasonable opinion
of such Tax Indemnitee,  such action, suit or proceeding involves any meaningful
risk of imposition of criminal  liability or any material risk of material civil
liability on such Tax  Indemnitee  or will involve a material  risk of the sale,
forfeiture or loss, or the creation,  of any Lien (other than a Permitted  Lien)
on the Leased Property or any part thereof unless the Lessee shall have posted a
bond or other security  satisfactory  to the relevant Tax Indemnities in respect
to such risk, (B) such proceeding  involves Claims not fully  indemnified by the
Lessee  which the Lessee and the Tax  Indemnitee  have been unable to sever from
the  indemnified  Claim(s),  (C)  an  Event  of  Default  has  occurred  and  is
continuing,  (D) such action,  suit or proceeding  involves matters which extend
beyond  or are  unrelated  to the  transactions  contemplated  by the  Operative
Documents and if determined  adversely  could be materially  detrimental  to the
interests of such Tax Indemnitee  notwithstanding  indemnification by the Lessee
or (E) such action,  suit or proceeding involves the federal or any state income
tax liability of the Tax Indemnitee.  With respect to any contests controlled by
a Tax Indemnitee, (i) if such contest relates to the federal or any state income
tax liability of such Tax Indemnitee,  such Tax Indemnitee  shall be required to
conduct  such  contest  only if the  Lessee  shall  have  provided  to such  Tax
Indemnitee an opinion of independent tax counsel  selected by the Tax Indemnitee
and reasonably satisfactory to the Lessee stating that a reasonable basis exists
to contest such claim or (ii) in the case of an appeal of an adverse

                                       23



determination  of any contest  relating to any Taxes, an opinion of such counsel
to the  effect  that  such  appeal  is more  likely  than not to be  successful;
provided,  however,  such Tax Indemnitee shall in no event be required to appeal
an adverse  determination to the United States Supreme Court. The Tax Indemnitee
may  participate  in a  reasonable  manner at its own  expense  and with its own
counsel  in any  proceeding  conducted  by the  Lessee  in  accordance  with the
foregoing.  Each Tax Indemnitee  shall at the Lessee's expense supply the Lessee
with such  information,  documents  and  testimony  reasonably  requested by the
Lessee as are  necessary  or  advisable  for the  Lessee to  participate  in any
action,  suit or proceeding to the extent  permitted by this Section.  Unless an
Event of Default shall have occurred and be continuing,  no Tax Indemnitee shall
enter into any settlement or other compromise with respect to any Claim which is
entitled to be indemnified  under this Section without the prior written consent
of the Lessee, which consent shall not be unreasonably withheld, unless such Tax
Indemnitee waives its right to be indemnified under this Section with respect to
such Claim. Notwithstanding anything contained herein to the contrary, (i) a Tax
Indemnitee  will not be  required  to  contest  (and  the  Lessee  shall  not be
permitted to contest) a claim with respect to the  imposition of any Tax if such
Tax Indemnitee shall waive its right to indemnification  under this Section with
respect to such claim (and any related claim with respect to other taxable years
the contest of which is  precluded  as a result of such  waiver) and (ii) no Tax
Indemnitee  shall be required to contest any claim if the subject matter thereof
shall  be  of a  continuing  nature  and  shall  have  previously  been  decided
adversely,  unless  there has been a change in law which in the  opinion  of the
Lessee's counsel creates substantial  authority for the success of such contest.
Each Tax  Indemnitee  and the Lessee shall consult in good faith with each other
regarding the conduct of such contest controlled by either.

         SECTION 16.4 Credits and Refunds.  If (i) a Tax Indemnitee shall obtain
a credit or refund of any Taxes paid by the Lessee  pursuant to this  Section or
(ii) by  reason  of the  incurrence  or  imposition  of any Tax for  which a Tax
Indemnitee is indemnified hereunder or any payment made to or for the account of
such Tax Indemnitee by the Lessee pursuant to this Section,  such Tax Indemnitee
at any time  realizes  a  reduction  in any Taxes  for  which the  Lessee is not
required  to  indemnify  such Tax  Indemnitee  pursuant to this  Section,  which
reduction in Taxes was not taken into  account in computing  such payment by the
Lessee to or for the account of such Tax  Indemnitee,  then such Tax  Indemnitee
shall  promptly pay to the Lessee the amount of such credit or refund,  together
with the amount of any interest  received by such Tax  Indemnitee  on account of
such credit or refund or an amount equal to such reduction in Taxes, as the case
may be;  provided,  however,  that no such  payment  shall be made so long as an
Event of Default shall have occurred and be continuing;  and provided,  further,
that the amount  payable to the Lessee by any Tax  Indemnitee  pursuant  to this
subsection  shall not at any time exceed the  aggregate  amount of all indemnity
payments  made by the Lessee under this Section to such Tax  Indemnitee  and all
related Tax Indemnities with respect to the Taxes which gave rise to a credit or
refund or with  respect to the Tax which gave rise to a reduction  in Taxes less
the amount of all prior  payments made to the Lessee by such Tax  Indemnitee and
related Tax Indemnities under this Section. Each Tax Indemnitee agrees to act in
good faith to claim such refunds and other available Tax benefits, and take such
other  actions as may be  reasonable to minimize any payment due from the Lessee
pursuant to this Section and to maximize the amount of any Tax savings available
to it. The disallowance or reduction of any credit,  refund or other tax savings
with  respect to which a Tax  Indemnitee  has made a payment to the Lessee under
this

                                       24



subsection  shall be  treated  as a Tax for which the  Lessee  is  obligated  to
indemnify such Tax Indemnitee hereunder.

         SECTION 16.5 Payments.  Any Tax indemnifiable  under this Section shall
be paid directly when due to the applicable  taxing  authority if direct payment
is  practicable  and  permitted.  If direct  payment  to the  applicable  taxing
authority is not permitted or is otherwise not made, any amount payable to a Tax
Indemnitee  pursuant to this Section shall be paid within thirty (30) days after
receipt of a written demand  therefor from such Tax Indemnitee  accompanied by a
written statement describing in reasonable detail the amount so payable, but not
before the date that the relevant  Taxes are due. Any payments  made pursuant to
this Section shall be made directly to the Tax  Indemnitee  entitled  thereto or
the Lessor,  as the case may be, in immediately  available funds at such bank or
to such account as specified  by the payee in written  directions  to the payor,
or, if no such direction shall have been given, by check of the payor payable to
the order of the payee by certified mail,  postage prepaid at its address as set
forth in this Agreement.  Upon the request of any Tax Indemnitee with respect to
a Tax that the Lessee is required to pay, the Lessee  shall  furnish to such Tax
Indemnitee the original or a certified copy of a receipt for Lessee's payment of
such Tax or such other  evidence of payment as is reasonably  acceptable to such
Tax Indemnitee.

         SECTION 16.6 Reports,  Returns and  Statements.  If the Lessee knows of
any report,  return or statement  required to be filed with respect to any Taxes
that are subject to indemnification under this Section, the Lessee shall, if the
Lessee is  permitted  by  Applicable  law,  timely file such  report,  return or
statement  (and, to the extent  permitted by law,  show  ownership of the Leased
Property in the Lessee); provided,  however, that if the Lessee is not permitted
by Applicable  law or does not have access to the  information  required to file
any such  report,  return or  statement  the Lessee will  promptly so notify the
appropriate Tax Indemnitee,  in which case Tax Indemnitee will file such report.
In any case in which the Tax  Indemnitee  will file any such  report,  return or
statement,  Lessee shall,  upon written request of such Tax Indemnitee,  provide
such Tax  Indemnitee  with such  information  as is reasonably  available to the
Lessee.

                                  ARTICLE XVII
                                  MISCELLANEOUS

         SECTION 17.1 Reports.  To the extent required under  applicable law and
to the  extent it is  reasonably  practical  for Lessee to do so,  Lessee  shall
prepare and file in timely fashion, or, where such filing is required to be made
by Lessor or it is otherwise  not  reasonably  practical for Lessee to make such
filing,  Lessee shall  prepare and deliver to Lessor (with a copy to the Lender)
within a reasonable time prior to the date for filing and Lessor shall file, any
material  reports  with  respect to the  condition  or  operation  of the Leased
Property that shall be required to be filed with any governmental authority.

         SECTION 17.2 Binding  Effect;  Successors  and Assigns;  Survival.  The
terms and provisions of this Lease,  and the respective  rights and  obligations
hereunder  of  Lessor  and  Lessee,  shall  be  binding  upon  their  respective
successors, legal representatives and assigns, (including, in the

                                       25



case of Lessor,  any Person to whom Lessor may transfer  the Leased  Property or
any  interest  therein  in  accordance  with  the  provisions  of the  Operative
Documents),  and inure to the benefit of their respective  permitted  successors
and assigns,  and the rights  hereunder of the Trustee  shall inure  (subject to
such  conditions  as are  contained  herein)  to the  benefit  of the  Trustee's
permitted successors and assigns.

         SECTION 17.3 Quite  Enjoyment.  Lessor  covenants  that,  so long as no
Event of Default  has  occurred  and is  continuing,  it will not  interfere  in
Lessee's or any of its  subLessees'  quiet  enjoyment of the Leased  Property in
accordance  with this Lease during the Lease Term. Such right of quiet enjoyment
is independent of, and shall not affect,  Lessor's rights  otherwise to initiate
legal action to enforce the obligations of Lessee under this Lease.

         SECTION 17.4 Notices.  Unless otherwise  specified herein, all notices,
offers,   acceptances,   rejections,   consents,   requests,  demands  or  other
communications  to or upon the  respective  parties hereto shall be given in the
manner provided for in the Note Purchase Agreement.

         SECTION 17.5  Severability.  Any  provision of this Lease that shall be
prohibited or unenforceable in any jurisdiction  shall, as to such jurisdiction,
be ineffective to the extent of such  prohibition  or  unenforceability  without
invalidating  the  remaining  provisions  hereof  and any  such  prohibition  or
unenforceability   in  any   jurisdiction   shall  not   invalidate   or  render
unenforceable such provision in any other jurisdiction,  and Lessee shall remain
liable  to  perform  its  obligations  hereunder  except  to the  extent of such
unenforceability.  To the extent  permitted by  applicable  law,  Lessee  hereby
waives any  provision of law that renders any  provision  hereof  prohibited  or
unenforceable in any respect.

         SECTION 17.6 Amendment; Complete Agreements. Neither this Lease nor any
of the terms hereof may be terminated, amended, supplemented, waived or modified
orally,  except by an  instrument  in  writing  signed by Lessor  and Lessee and
approved  by ADESA and by the  Trustee as provided  for in the  Indenture.  This
Lease,  together with the other Operative Documents,  is intended by the parties
as a final  expression of their lease  agreement and as a complete and exclusive
statement  of  the  terms  thereof,   all   negotiations,   considerations   and
representations between the parties having been incorporated herein and therein.
No course of prior dealings  between the parties or their  officers,  employees,
agents or Affiliates shall be relevant or admissible to supplement,  explain, or
vary any of the terms of this Lease or any other Operative Document.  Acceptance
of, or acquiescence in, a course of performance rendered under this or any prior
agreement  between  the  parties or their  Affiliates  shall not be  relevant or
admissible  to  determine  the  meaning of any of the terms of this Lease or any
other Operative Document. No representations,  undertakings,  or agreements have
been  made or  relied  upon  in the  making  of  this  Lease  other  than  those
specifically set forth in the Operative Documents.

                                       26



         SECTION  17.7  Construction.  This Lease  shall not be  construed  more
strictly  against any one party,  it being  recognized  that both of the Parties
hereto have  contributed  substantially  and materially to the  preparation  and
negotiation of this Lease.

         SECTION  17.8  Headings.  The Table of  Contents  and  headings  of the
various  Articles  and Sections of this Lease are for  convenience  of reference
only and shall  not  modify,  define  or limit  any of the  terms or  provisions
hereof.

         SECTION  17.9  Counterparts.  This Lease may be executed by the parties
hereto in separate  counterparts,  each of which when so executed and  delivered
shall be an original,  but all such counterparts  shall together  constitute but
one and the same instrument.

         SECTION  17.10  GOVERNING  LAW.  THIS LEASE  SHALL IN ALL  RESPECTS  BE
GOVERNED  BY,  AND  CONSTRUED  IN  ACCORDANCE  WITH,  THE  LAWS OF THE  STATE OF
MASSACHUSETTS  APPLICABLE TO AGREEMENTS MADE AND TO BE PERFORMED ENTIRELY WITHIN
SUCH STATE, INCLUDING ALL MATTERS OF CONSTRUCTION,  VALIDITY,  PERFORMANCE,  THE
CREATION  OF THE  LEASEHOLD  ESTATE  HEREUNDER  AND THE  EXERCISE  OF RIGHTS AND
REMEDIES WITH RESPECT TO SUCH ESTATE.

         SECTION  17.11  Discharge of Lessee's  Obligations  by its  Affiliates.
Lessor agrees that performance of any of Lessee's  obligations  hereunder by one
or more of  Lessee's  Affiliates  or one or more of Lessee's  subLessees  of the
Leased  Property or any part thereof shall  constitute  performance by Lessee of
such  obligations  to the same extent and with the same effect  hereunder  as if
such obligations were performed by Lessee,  but no such performance shall excuse
Lessee  from any  obligation  not  performed  by it or on its  behalf  under the
Operative Documents.

         SECTION  17.12  Liability  of  Lessor  Limited.   Except  as  otherwise
expressly provided below in this Section, it is expressly  understood and agreed
by and between Lessee,  Lessor and their respective  successors and assigns that
nothing herein  contained shall be construed as creating any liability of Lessor
or any of  its  Affiliates  or any  of  their  respective  officers,  directors,
employees or agents, individually or personally, to perform any covenant, either
express  or  implied,  contained  herein,  all  such  liability,  if any,  being
expressly  waived  by  Lessee  and by each and  every  Person  now or  hereafter
claiming by,  through or under  Lessee and that,  so far as Lessor or any of its
Affiliates or any of their respective officers, directors,  employees or agents,
individually  or personally,  is concerned,  Lessee and any Person  claiming by,
through or under  Lessee  shall look solely to the right,  title and interest of
Lessor in the Leased Property and any proceeds from Lessor's sale or encumbrance
thereof or the  Additional  Rent  (provided,  however,  that Lessee shall not be
entitled to any double  recovery) for the  performance of any  obligation  under
this  Lease  and under  the  Operative  Documents  and the  satisfaction  of any
liability arising therefrom.

         SECTION 17.13 Estoppel  Certificates.  Each party hereto agrees that at
any time and from time to time during the Lease Term, it will  promptly,  but in
no event later than thirty (30) days

                                       27



after request by the other party  hereto,  execute,  acknowledge  and deliver to
such  other  party  or  to  the  Lender,  any  prospective  purchaser  (if  such
prospective  purchaser  has signed a commitment  or letter of intent to purchase
the Leased  Property or any part thereof),  assignee or mortgagee or third party
designated  by such other party,  a  certificate  stating (i) that this Lease is
unmodified  and in force and effect (or if there have been  modifications,  that
this Lease is in force and effect as modified,  and identifying the modification
agreements),  (ii) the date to which  Basic  Rent and  Additional  Rent has been
paid,  (iii)  whether  or not  there is any  existing  default  by Lessee in the
payment of Basic Rent and Additional  Rent or any other sum of money  hereunder,
and  whether or not there is any other  existing  default  by either  party with
respect to which a notice of default  has been  served and, if there is any such
default,  specifying the nature and extent thereof,  (iv) whether or not, to the
knowledge  of the signer  after due  inquiry  and  investigation,  there are any
setoffs,  defenses or counterclaims against enforcement of the obligations to be
performed  hereunder  existing in favor of the party executing such  certificate
and (v) other items that may be reasonably requested; provided, however, that no
such  certificate may be requested  unless the requesting party has a good faith
reason for such request.

         SECTION 17.14 No Joint Venture. Any intention to create a joint venture
or  partnership   relation   between  Lessor  and  Lessee  is  hereby  expressly
disclaimed.

         SECTION 17.15 No Accord and  Satisfaction.  The acceptance by Lessor of
any sums from Lessee  (whether as Basic Rent or  otherwise) in amounts which are
less than the amounts due and payable by Lessee  hereunder is not intended,  nor
shall any such acceptance be construed, to constitute an accord and satisfaction
of any  dispute  between  Lessor and Lessee  regarding  sums due and  payable by
Lessee hereunder, unless Lessor specifically deems it as such in writing.

         SECTION  17.16 No Merger.  In no event shall the  leasehold  interests,
estates  or rights of Lessee  hereunder  merge  with any  interests,  estates or
rights of Lessor in or to the Leased  Property,  it being  understood  that such
leasehold  interests,  estates and rights of Lessee hereunder shall be deemed to
be separate and distinct  from Lessor's  interests,  estates and rights in or to
the Leased Property, notwithstanding, that any such interests, estates or rights
shall at any time or times be held by or vested in the same person,  corporation
or other entity.

         SECTION 17.17 Survival. The obligations of Lessee to be performed under
this Lease prior to the Lease  Termination  Date shall survive the expiration or
termination  of  this  Lease.  The  extension  of  any  applicable   statute  of
limitations by Lessor, Lessee or any Indemnitee shall not affect such survival.

         SECTION 17.18 Prior  Mortgages.  This Lease is and shall be subject and
subordinate to that certain Mortgage and Security Agreement, dated as of _______
__, 199_, by Lessor in favor of the Trustee encumbering the Leased Property, and
to all rights of the Trustee  thereunder,  and to all  renewals,  modifications,
consolidations,  amendments,  increases,  replacements  and  extensions  thereof
("Mortgage").

                                       28



         Lessee  agrees to  perform  all of the  obligations  of Lessor  (in its
capacity  as grantor)  set forth in the  Mortgage,  insofar as such  obligations
relate,  directly or  indirectly,  to the Leased  Property,  whether or not such
obligations  are more onerous than the  obligations  imposed upon Lessee by this
Lease.

         Whenever any provision of this Lease requires any consent,  approval or
agreement  of the  Lessor,  such  requirement  shall be  deemed to  include  the
consent, approval or agreement of the Trustee, so long as the Mortgage shall not
have been discharged.

         SECTION 17.19  Time of Essence. Time is of the essence of this Lease.

         SECTION 17.20  Recordation of Lease. Lessee will, at its expense, cause
a Memorandum of this Lease and the Purchase  Option to be recorded in the proper
office or offices in the State of  Massachusetts  and the  municipality in which
the Land is located.

             [The remainder of this page intentionally left blank.]

                                       29



         IN WITNESS  WHEREOF,  the  parties  hereto  have  caused this Lease and
Development  Agreement  to be  executed  by  their  respective  duly  authorized
officers as of the day and year first above written.

                                  
                                           ASSET HOLDINGS III, L.P.,
Witnessed:                                 as Lessor

                                           By:  Asset Holdings Corporation III
By:    Thomas F. O'Conner                       as General Partner
       ------------------                       
Name:  Thomas F. O'Conner

By:    Ellen M. Grace                      By:  Lannhi Tran
       --------------                           ---------------------------
Name:  Ellen M. Grace                      Title: LANNHI TRAN, Vice President



                                           AUTO DEALERS EXCHANGE OF 
                                           CONCORD, INC.
Witnessed:                                 as Lessee

By:     Warren W. Byrd
        --------------
Name:   Warren W. Byrd

By:     Denise L. McAtee                    By:    Jerry Williams
        ----------------                           -------------------------
Name:   Denise L. McAtee                    Title: Jerry Williams, Secretary


STATE OF CONNECTICUT   )
                       )  ss:
COUNTY OF HARTFORD     )

         The foregoing  instrument was  acknowledged  before me this 28th day of
November,  1994, by Lannhi Tran the Vice President of Asset Holdings Corporation
III,  as  general   partner  of  Asset  Holdings  III,  L.P.,  an  Ohio  limited
partnership, on behalf of the partnership, as such person's and its free act and
deed.



                                     Brenda Page
                                     ----------------------
                                     Notary Public
                                     My Commission Expires:
                                              My Commission Exp. April 30, 1998





STATE OF INDIANA   )
                   ) ss:
COUNTY OF MARION   )



         The foregoing instrument was acknowledged before me this 23th day of  
November,  1994, by Jerry Williams,  Secretary of Auto Dealers Exchange of 
Concord, Inc., a Mass. corporation,  on behalf of the corporation, as such 
person's and its free act and deed.

                                Denise L. McAtee
                                ----------------------------------
                                Notary Public     Denise L. McAtee
                                My Commission Expires:  April 9, 1997
                                                        DENISE L MCATEE
                                                NOTARY PUBLIC STATE OF INDIANA
                                                         MARION COUNTY
                                                MY COMMISSION EXP. APR. 9, 1997


                                  ACKNOWLEDGED

         The undersigned,  ADESA Corporation  hereby  acknowledges the foregoing
Lease and  Development  Agreement  and hereby  agrees to perform and observe the
covenants  with  respect  to it set  forth  in  Article  III of  such  foregoing
Agreement.

                                     ADESA CORPORATION



Date   11/28/94                      By:   Warren W. Byrd
                                           -----------------------------------
                                           Warrem W. Byrd. Assistant Secretary






                                   SCHEDULE I
                         DESCRIPTION OF LEASED PROPERTY


I.       Land:

         All  that  certain   piece  or  parcel  of  land,   together  with  any
improvements  located  thereon,  situated  at   _______________________  in  the
________________, _________ containing _____ acres, more or less, and being more
particularly bounded and described as follows:

II.      Improvement:

         An office building containing approximately __________, square feet, or
any and all other buildings, structures or improvements now or hereafter located
on the Land.


                                                                 
                                                                 
                                                                  Exhibit 10(m)



                     GUARANTY AND PURCHASE OPTION AGREEMENT

                                November 28, 1994


         This is a GUARANTY AND PURCHASE  OPTION  AGREEMENT dated as of the date
first  written  above  ("Agreement")  by and between  Asset  Holdings  III, L.P.
("Company"),  an Ohio limited partnership,  and ADESA Corporation ("Guarantor"),
an Indiana corporation.

         The  Company  and PNC Bank,  Kentucky,  Inc.  ("Trustee"),  a  Kentucky
banking  corporation,  are parties to a Collateral  Trust  Indenture dated as of
November 22, 1994  ("Indenture").  Except as otherwise  specifically  defined in
this Agreement,  terms defined in the Collateral  Trust Indenture shall have the
same definition when used in this Agreement.

         The Company,  the Guarantor and Principal Mutual Life Insurance Company
("Purchaser")  are parties to a Note  Purchase  Agreement  dated as November 22,
1994  ("Note  Purchase  Agreement").  Certain  provisions  of the Note  Purchase
Agreement are  specifically  referred to in this Agreement and are  incorporated
herein by such  reference,  subject in each case to any subsequent  amendment or
modification thereto adopted as provided for in the Note Purchase Agreement.

                              PRELIMINARY STATEMENT

         A. The Company will purchase the Land and  Improvements  comprising the
Charlotte   Property,   the  Knoxville  Property  and  the  Framingham  Property
(collectively,  the "Leased Properties" and individually,  a "Leased Property"),
and will lease such Properties to  ADESA-Charlotte,  Inc.,  A.D.E. of Knoxville,
Inc., and Auto Dealers Exchange of Concord,  Inc.,  respectively  (collectively,
the "Lessees" and  individually,  a "Lessee")  pursuant to the Charlotte  Lease,
Knoxville  Lease  and the  Framingham  Lease,  respectively  (collectively,  the
"Leases" and  individually,  a "Lease").  Each of the Lessees is a  wholly-owned
subsidiary of the Guarantor.

         B. The purchase  price for each Leased Property,  together with certain
expenses  to  be  incurred  by  the  applicable   Lessee  with  respect  to  the
construction and renovation of the Improvements  thereon,  will be funded by the
Company, as follows: 3% out of the contributed equity capital of the Company (an
aggregate of $795,000); and 97% out of the proceeds of the Notes to be purchased
by the  Purchaser  pursuant  to the  terms of the Note  Purchase  Agreement  (an
aggregate of  $25,705,000).  The aggregate  purchase price paid or to be paid by
the Company with respect to the Leased  Properties,  including the  Construction
Funds  to be  advanced  by the  Company  to the  Guarantor  and the  Lessees  in
connection with the  Construction  (as defined in each Lease as applicable),  is
$26,500,000 ("Original Purchase Amount"), which Original Purchase Amount has and
will be funded $25,705,000 out of the proceeds of the Notes ("Original Principal
Amount")  and  $795,000  out of the  contributed  equity  capital of the Company
("Original Capital Amount").
                  
         C.       As  provided  for  in  the  Note  Purchase  Agreement,  the  
Guarantor has  unconditionally  and  absolutely  guaranteed to the Purchaser the
payment of the Notes and  performance of the other  Guaranteed  Obligations  (as
defined in the Note Purchase Agreement).





         D. Pursuant to the  Indenture,  the Trustee will hold the Mortgages and
the Lease  Assignments  with respect to the Leased  Properties and the Leases in
trust as security for the payment and performance of the Guaranteed Obligations,
and all payments of Basic Rent (in an amount equal to the interest  payments due
and payable  with  respect to the Notes) and  Supplemental  Rent (as defined and
provided  for in the  Leases)  will be paid to the Trustee  for  application  as
provided for therein.  Additional Rent will be paid directly to the Company,  as
Lessor under the Leases.

         E. This  Agreement  provides  for (i) the  unconditional  and  absolute
guarantee by the Guarantor of the payment and  performance by each Lessee of its
obligations  under  its  Lease,  and (ii) the  option  of the  Guarantor  or its
designee  (including  the Lessee) to purchase or remarket each of the Properties
at the end of the Lease Term (as  defined  and  provided  for in the  applicable
Lease),  and (iii) the obligation of the Guarantor to indemnify the Company with
respect to certain taxes and other obligations with respect to any of the Leased
Properties that are not purchased by the Guarantor or its designees  pursuant to
such option,  all upon the terms and subject to the conditions set forth in this
Agreement.

                             STATEMENT OF AGREEMENT

         In  consideration of the foregoing and their promises set forth in this
Agreement,  the Note  Purchase  Agreement,  the  Indenture  and the Leases,  the
Company and the Guarantor hereby agree as follows.

             SECTION 1. GUARANTY AND OTHER RIGHTS AND UNDERTAKINGS.

                  1.1      Guaranteed Obligations.

         In order to induce the Company to purchase  the  Properties,  lease the
Properties to the Lessees,  issue the Notes and enter into this  Agreement,  the
Note Purchase Agreement, the Indenture, each Lease, each Mortgage and each Lease
Assignment  and in  consideration  thereof,  the Guarantor  hereby  irrevocably,
unconditionally and absolutely  guarantees to the Company and its successors and
assigns:
                           
                  (a)      the due and  punctual  payment by each  Lessee of all
                           Basic Rent, Additional Rent and Supplemental Rent and
                           any and all other  amounts due and payable  under the
                           Lease  of  each  such  Lessee  or  any   document  or
                           instrument    executed   in   connection    therewith
                           ("Relevant  Instrument"),  in each case,  when and as
                           the same  shall  become due and  payable,  whether at
                           maturity  or  prior  thereto,   by   acceleration  or
                           otherwise,  all in  accordance  with  the  terms  and
                           provisions of this Agreement and each such Lease;  it
                           being the intent of the  Guarantor  that the guaranty
                           set  forth  this  Section  1  shall  be a  continuing
                           guaranty of payment and not a guaranty of collection;
                           and

                                       2



                  (b)      the  punctual  and  faithful  performance,   keeping,
                           observance  and  fulfillment  by each  Lessee  of all
                           duties,   agreements,   covenants,   indemnitees  and
                           obligations of such Lessee contained in its Lease.

         All of the  obligations  set forth in subsection (a) and subsection (b)
of this Section 1.1 are referred to as the "Guaranteed Lease Obligations."

                  1.2      Performance Under This Agreement.

         In the  event any  Lessee  fails to pay,  perform,  keep,  observe,  or
fulfill any Guaranteed Lease Obligation in the manner provided in its Lease, the
Guarantor shall cause forthwith to be paid the moneys, or to be performed, kept,
observed,  or  fulfilled  each of such  obligations,  in  respect  of which such
failure has occurred in accordance with the terms and provisions of such Lease.

                  1.3      Primary Obligation.

         The irrevocable,  unconditional  and absolute guaranty of the Guarantor
provided for in this Section 1 is a primary,  original and immediate  obligation
of the Guarantor and is an absolute, unconditional,  continuing, and irrevocable
guaranty of payment and  performance  and shall  remain in full force and effect
until  the  full,  final  and  indefeasible  payment  of  the  Guaranteed  Lease
Obligations  and the Guaranteed  Obligations (as defined and provided for in the
Note Purchase Agreement).

                  1.4      Waivers.

         The guaranty  obligations  of the Guarantor  under this Section 1 shall
not be affected,  modified or impaired upon the  happening  from time to time of
any of the  following,  whether  or not with  notice  to or the  consent  of the
Guarantor.

                  (a)      The  compromise,  settlement,  change,  modification,
                           amendment   (whether   material  or   otherwise)   or
                           termination of any or all of the obligations, duties,
                           covenants   or   agreements    under   any   Relevant
                           Instrument.

                  (b)      The  failure to give notice to the  Guarantor  of the
                           occurrence  of any event of  default  under the terms
                           and provisions of any Relevant Instrument.

                  (c)      The   assignment   or  pledging   or  the   purported
                           assignment  or  pledging  of all or any  part  of the
                           interest of the Company or any Lessee in any Lease or
                           any failure of title with respect to the Company's or
                           such Lessee's interest in the Leased Property.

                  (d)      The waiver of the payment,  performance or observance
                           of any of the obligations,  conditions,  covenants or
                           agreements contained in any Relevant Instrument.
                                       
                                       3



                  (e)      The   extension  of  the  time  for  payment  of  any
                           Guaranteed  Lease Obligation owed by any Lessee under
                           any   Relevant   Instrument   or  of  the   time  for
                           performance  of any other  obligations,  covenants or
                           agreements  under  or  arising  out of  any  Relevant
                           Instrument  or the  extension  or the  renewal of any
                           thereof.

                  (f)      The  taking  or the  omission  of any of the  actions
                           referred to in any Relevant Instrument.

                  (g)      The exchange, surrender, substitution or modification
                           of any collateral security for any of the obligations
                           guaranteed  hereby  or the  change,  modification  or
                           amendment  to, or waiver in respect of, any agreement
                           relating to such collateral security.

                  (h)      Any  failure,  omission  or  delay on the part of the
                           Company to  enforce,  assert or  exercise  any right,
                           power  or  remedy  conferred  on it in  any  Relevant
                           Instrument or any other  indulgence or similar act on
                           the  part  of  the  Company  in  good  faith  and  in
                           compliance with applicable law.

                  (i)      The    voluntary    or    involuntary    liquidation,
                           dissolution,  sale  or  other  disposition  of all or
                           substantially  all  of  the  assets,  marshalling  of
                           assets  and  liabilities,  receivership,  insolvency,
                           bankruptcy,  assignment for the benefit of creditors,
                           reorganization,    arrangement,    composition   with
                           creditors  or  readjustment   of,  or  other  similar
                           proceedings  which  affect the  Guarantor,  any other
                           guarantor of any of the Guaranteed Lease  Obligations
                           hereby or any  Lessee or any of the  assets of any of
                           them,  or any  allegation of invalidity or contest of
                           the   validity   of  this   Agreement   in  any  such
                           proceeding.

                  (j)      To the  extent  permitted  by  law,  the  release  or
                           discharge of the undersigned  from the performance or
                           observance of any  obligation,  covenant or agreement
                           contained in this guarantee by operation of law.

                  (k)      The  default  or failure  of the  Guarantor  fully to
                           perform  any of its  obligations  set  forth  in this
                           Agreement.

                  (l)      Any   determination   that   any   Guaranteed   Lease
                           Obligation  requires  payment of interest which would
                           be contrary to any provisions of applicable law which
                           limit  the  maximum  rate of  interest  which  may be
                           charged  or  collected  on any of  such  obligations,
                           provided  nothing herein  contained shall require the
                           undersigned  to make any payment which is contrary to
                           law.

                                       4



                  1.5      Certain Waivers of Subrogation, Reimbursement and 
                           Indemnity.

         The Guarantor  hereby  acknowledges and agrees that, until such time as
the Guaranteed Lease Obligations and the Guaranteed  Obligations (as defined and
provided for in the Note Purchase  Agreement) have been finally and indefeasibly
paid, the Guarantor shall not have any right of subrogation,  reimbursement,  or
indemnity  whatsoever in respect of the  Guaranteed  Lease  Obligations,  and no
right of  recourse  to or with  respect to any of the Leased  Properties  or any
other assets of any Lessee.  Nothing shall  discharge or satisfy the obligations
of  the  Guarantor   hereunder  except  the  full  and  final   performance  and
indefeasible  payment of the  Guaranteed  Lease  Obligations  and the Guaranteed
Obligations (as defined and provided for in the Note Purchase Agreement).

                  1.6      Invalid Payments.

         The  Guarantor  further  agrees that,  to the extent any Lessee makes a
payment or payments with respect to any Lease,  which payment or payments or any
part  thereof  are  subsequently  invalidated,  declared  to  be  fraudulent  or
preferential, set aside or required, for any of the foregoing reasons or for any
other reason, to be repaid or paid over to a custodian, trustee, receiver or any
other  party or  officer  under  any  bankruptcy,  reorganization,  arrangement,
insolvency,  readjustment  of  debt,  dissolution  or  liquidation  law  of  any
jurisdiction,  state or federal law, or any common law or equitable cause,  then
to the extent of such  payment or  repayment,  the  obligation  or part  thereof
intended to be satisfied shall be revived and continued in full force and effect
as if said payment had not been made and the Guarantor shall be primarily liable
for such obligation.

             SECTION 2. SALE, RETURN OR PURCHASE OF LEASED PROPERTY.

                  2.1      Purchase Option.

         Subject  to the  terms,  conditions  and  provisions  set forth in this
Section,  the  Guarantor or any  Person(s)  designated  by the  Guarantor to the
Company in writing (including,  without limitation,  any Lessee(s)) ("Designated
Purchaser(s)")  shall during the Option Period  (defined  below) have the option
(the  "Purchase  Option")  to purchase  from the  Company  all of the  Company's
interest in each Leased  Property at the Purchase  Price provided for in Section
2.2 hereof, as adjusted to give effect to any deemed payment thereof as provided
for in Section 2.3 hereof  provided,  however,  that no such  designation  shall
cause the Guarantor to be released from any obligation under this Agreement,  or
any Lessee to be released from any obligation under its Lease.

         Such option must be exercised  by written  notice to the Company at any
time  during  the Option  Period,  which  exercise  shall be  irrevocable.  Such
purchase shall be closed on April 1, 2000.

         If the Purchase  Option with respect to any Lease Property is exercised
pursuant to the  foregoing,  then,  subject to the  provisions set forth in this
Section,  one such closing  date,  the Company  shall convey to such  Designated
Purchaser(s), and such Designated Purchaser(s) shall purchase from

                                       5



the Company, the Company's interest in such Leased Property.  If Guarantor fails
to exercise the Purchase  Option with respect to any Leased  Property during the
applicable  Option Period,  then the Purchase  Option with respect to all Leased
Property shall thereupon  automatically  terminate without any further action of
the Company,  and the Purchase  Option with respect to all Leased Property shall
thereafter be of no force or effect.

         As used herein,  the term "Option  Period" means April 1, 1999 through
April 30,  1999  inclusive,  with  respect to each  Leased  Property;  provided,
however,  that in the event of any  Complete  Taking with  respect to any Leased
Property (as defined in the applicable  Lease) occurs prior to the final year of
the Lease Term (as defined in the applicable  Lease), the Option Period shall be
deemed to commence upon the date of  determination  of such  Complete  Taking as
provided for in Section 11.3 of the applicable  Lease and extend for a period of
thirty  (30) days  thereafter,  provided  further,  that in event of a change of
control  resulting  in  prepayment  of the Notes  pursuant to Section 7.2 of the
Indenture,  the  Option  Period  shall be deemed to  commence  upon the  Control
Prepayment Date and extend for a period of ninety (90) days thereafter.

                  2.2      Determination of Purchase Price.

         Upon the  purchase  by any  Designated  Purchaser(s)  of the  Company's
interest  in each Leased  Property  pursuant  to the  exercise  of the  Purchase
Option, the purchase price ("Purchase Price") shall, subject to giving effect to
the deemed payments as provided for in Section 2.3 hereof, be:
                                    
                           (i)      $6,700,000.00  with respect to the Charlotte
                                    Property  (representing   $1,732,444.00  for
                                    Land and $4,967,556.00 for Improvements);

                           (ii)     $4,296,000.00  with respect to the Knoxville
                                    Property (representing  $796,000.00 for Land
                                    and $3,500,000.00 for Improvements); and

                           (iii)    $15,504,000.00    with    respect   to   the
                                    Framingham      Property       (representing
                                    $8,964,000.00 for Land and $6,540,000.00 for
                                    Improvements).

                  2.3      Guaranty Credit and Casualty Credit.

         In the event of the  purchase  by any  Designated  Purchaser(s)  of the
Company's interest in any Leased Property, the Purchase Price shall be deemed to
have been paid by such Designated  Purchaser(s) to the Company, and in the event
of  any  purchase  of any  Leased  Property  pursuant  to  the  exercise  of the
Remarketing Option (as defined herein),  the Guaranty Payment shall, as provided
for in Section 2.9 hereof,  be deemed to have been paid to the Company,  in each
case, to the extent of:

                           (i)      the amount of any Casualty  Credit,  if any,
                                    accrued with respect to such Leased Property
                                    as provided for in the Lease; and
                                      
                                        6



                           (ii)     the amount,  if any, of the Guaranty Credit,
                                    if any, that Guarantor  elects in writing to
                                    allocate  to  the  Purchase  Price  of  such
                                    Leased Property.

                  2.4      Purchase Procedure.

         In the  event  that any  Designated  Purchaser(s)  shall  purchase  the
Company's  interest  in any Leased  Property  pursuant  to the  exercise  of the
Purchase Option, (i) such Designated  Purchaser(s) shall accept from the Company
and the  Company  shall  convey  such Leased  Property  by a duly  executed  and
acknowledged  special  warranty  deed in recordable  form and quitclaim  bill of
sale,  (ii) upon the date fixed for any  purchase of the  Company's  interest in
such Leased Property  hereunder,  such Designated  Purchaser(s) shall pay to the
order of the  Company  the  Purchase  Price,  as  adjusted to give effect to any
deemed  payments  as provided  for in Section  2.3,  hereof by wire  transfer of
federal funds and (iii) the Company will execute and deliver to such  Designated
Purchaser(s)  such other documents as may be legally required in order to effect
such conveyance, and such other documents as may be required by the escrow agent
in order to close  escrow  and  issue to such  Designated  Purchaser(s)  an ALTA
owner's title policy  subject only to (A) the exceptions set forth on Schedule B
of the Title Policy,  (B) such exceptions created or caused by the Lessor or the
Designated  Purchaser(s),  or otherwise resulting from any act or failure to act
by the Lessor or the  Designated  Purchaser(s),  or consented  to by  Designated
Purchaser(s),  (C) taxes and assessments not yet due and payable, (D) such other
exceptions which do not materially  adversely affect  Designated  Purchaser(s)'s
use of such  Leased  Property  or the  marketability  of  title  to such  Leased
Property and (E) such exceptions  which are the result of any act or omission by
such Designated  Purchaser(s);  provided,  however, that if any Event of Default
(as defined in the  Indenture)  shall have occurred at the time of notice of the
exercise  of any  Purchase  Option or at any time  thereafter,  the  Company may
convey the Leased Property to the Designated  Purchaser(s) by quitclaim deed and
quitclaim bill of sale and without compliance with the foregoing requirements of
this clause (iii).

                  2.5      Required Approvals.

         Designated  Purchaser(s) shall, at such Designated  Purchaser(s)'s sole
cost and expense,  obtain all required governmental and regulatory approvals and
consents and shall make such filings as required by Applicable Law. In the event
that the Company is required by Applicable  Law to take any action in connection
with such purchase and sale,  such Designated  Purchaser(s)  shall pay all costs
incurred  by the  Company in  connection  therewith.  In  addition,  all charges
incident to such  conveyance,  including,  without  limitation,  such Designated
Purchaser(s)'s  attorneys' fees, the Company's reasonable  attorneys' fees, such
Designated  Purchaser(s)'s and the Company's escrow fees,  recording fees, title
insurance  premiums and all  applicable  documentary  transfer or other transfer
taxes and  other  taxes  required  to be paid in order to  record  the  transfer
documents that might be imposed by reason of such conveyance and the delivery of
such deed shall be borne entirely and paid by such Designated Purchaser(s).

                                       7



                  2.6      Taxes.

         In the event of any purchase of any Leased  Property  upon the exercise
of the Purchase Option,  there shall be no  apportionment  of taxes,  insurance,
utility  charges  or other  charges  payable  with  respect  to the such  Leased
Property, all of such taxes, insurance, utility or other charges due and payable
with  respect to such Leased  Property  prior to  termination  being  payable by
Designated  Purchaser(s)  hereunder and all due after such time being payable by
such Designated Purchaser(s) as the then owner of such Leased Property.

                  2.7      Remarketing Options.

         Subject to the  fulfillment  of each of the conditions set forth below,
Guarantor shall have the option (the  "Remarketing  Option")  exercisable at any
time during the  applicable  Option  Period with respect to the Purchase  Option
(and in lieu of the  exercise  of the  Purchase  Option),  to market  any Leased
Property  for the  Company  and to  procure a  purchaser  therefor.  Guarantor's
effective  exercise and consummation of the Remarketing  Option shall be subject
to the due and  timely  fulfillment  of each of the  following  provisions,  the
failure of any of which  shall  render the  Remarketing  Option and  Guarantor's
exercise thereof null and void.

                           (i)      Once  the   Guarantor   has   exercised  the
                                    Remarketing  Option as  provided,  Guarantor
                                    shall,  as exclusive  agent for the Company,
                                    use commercially  reasonable efforts to sell
                                    the   Company's   interest  in  such  Leased
                                    Property  and will  attempt  to  obtain  the
                                    highest  purchase price therefor.  Guarantor
                                    will be  responsible  for hiring brokers and
                                    making such Leased  Property  available  for
                                    inspection   by   prospective    purchasers.
                                    Guarantor   shall   promptly   provide   any
                                    maintenance  records relating to such Leased
                                    Property to the  Company  and any  potential
                                    purchaser upon request,  and shall otherwise
                                    do all things  necessary to sell and deliver
                                    possession  of such  Leased  Property to the
                                    purchaser. All such marketing of such Leased
                                    Property  shall  be  at   Guarantor's   sole
                                    expense.  Guarantor  shall allow the Company
                                    and any potential qualified purchaser access
                                    to such Leased  Property  for the purpose of
                                    inspecting the same.

                           (ii)     Guarantor  shall  submit  all  bids  to  the
                                    Company,  and the  Guarantor  will  have the
                                    right to  review  the same and the  right to
                                    submit any one or more bids.  All bids shall
                                    be on an "all-cash"  basis.  Guarantor shall
                                    procure  bids  from  one or more  bona  fide
                                    prospective  purchasers and shall deliver to
                                    the  Company  not less than ninety (90) days
                                    prior to the last day of such  Lease  Term a
                                    binding written unconditional (except as set
                                    forth  below),  irrevocable  offer  by  such
                                    purchaser  offering  the highest  "all-cash"
                                    bid to purchase such Leased Property. Such
                                       
                                       8



                                    purchaser  shall  not  be  Guarantor  or any
                                    subsidiary  or affiliate of  Guarantor.  The
                                    written  offer must  specify the last day of
                                    such Lease Term as the closing date.

                           (iii)    On the last day of such Lease  Term,  Lessee
                                    shall  surrender  such  Leased  Property  as
                                    provided for herein.

                           (iv)     In  connection  with any  such  sale of such
                                    Leased  Property,  Guarantor will provide to
                                    the  purchaser   all  customary   "seller's"
                                    indemnities,  representations and warranties
                                    regarding  title,  absence of Liens  (except
                                    the  Company's  Liens) and the  condition of
                                    such  Leased  Property,  including,  without
                                    limitation,  an environmental  indemnity. As
                                    to  Company,  any such sale shall be made on
                                    an "as is,  with all faults"  basis  without
                                    representation or warranty by the Company.

                           (v)      Guarantor  shall pay directly,  and not from
                                    the sale proceeds, all prorations,  credits,
                                    costs  and  expenses  of the  sale  of  such
                                    Leased  Property,  whether  incurred  by the
                                    Company  or  Guarantor  including,   without
                                    limitation, the cost of all title insurance,
                                    surveys,  environmental reports, appraisals,
                                    transfer  taxes,  the  Company's  reasonable
                                    attorneys'  fees,   Guarantor's   attorneys'
                                    fees,  commissions,  escrow fees,  recording
                                    fees,  and all  applicable  documentary  and
                                    other transfer taxes, except those which are
                                    paid by the purchaser of such property.

                           (vi)     If the selling price of such Leased Property
                                    does not exceed the Purchase  Price for such
                                    Leased  Property as set forth in Section 2.2
                                    hereof   after   giving    effect   to   the
                                    adjustments, if any, provided for in Section
                                    2.3  hereof and after  giving  effect to the
                                    Guaranty  Payment,  if any,  provided for in
                                    Section 2.9 herein, then the Company may, by
                                    notice to Lessee and in  Company's  sole and
                                    absolute  discretion,  reject  such offer to
                                    purchase,  in which event the  parties  will
                                    proceed   according  to  the  provisions  of
                                    Section 2.8 hereof.

                           (vii)    If the Company does not reject such purchase
                                    offer as provided above, the closing of such
                                    purchase  of such  Leased  Property  by such
                                    purchaser must occur on the last day of such
                                    Lease Term,  contemporaneously with Lessee's
                                    surrender   or  such   Leased   Property  as
                                    provided for herein.

                           (viii)   If the Company  does not reject the purchase
                                    offer as provided  above,  then the purchase
                                    shall be consummated on the last day of such
                                    Lease  Term and the  gross  proceeds  of the
                                    sale (i.e., without deduction for

                                       9



                                    any  marketing,   closing  or  other  costs,
                                    prorations  or  commissions)  shall  be paid
                                    directly  to the  Trustee  to be  applied as
                                    provided for in the Indenture.

         If one or more of the foregoing provisions shall not be fulfilled as of
the last day of such Lease Term or if such Leased  Property is not  purchased as
aforesaid for any other reasons whatsoever other than solely due to rejection by
the Company of such sale  pursuant to subsection  (vii) above,  then the Company
may, at Company's  option and in the Company's sole  discretion,  (i) declare by
written  notice  to the  Guarantor  the  Remarketing  Option to be null and void
(whether or not it has been  theretofore  exercised by the Guarantor),  in which
event  all of the  Guarantor's  rights  under  this  Section  shall  immediately
terminate,  or (ii) permit and require the Guarantor on behalf of the Company to
consummate the sale of such Leased  Property to such  purchaser,  in which event
the gross  proceeds  shall be paid as set forth in this  Section  and all of the
Company's  rights  and  remedies  set  forth  herein,  in  the  other  Operative
Documents,  at  law  or in  equity  or  otherwise  shall  be  preserved.  If the
prospective  purchaser breaches its offer to purchase,  then the Company may, in
the Company's sole  discretion,  declare the  Remarketing  Option to be null and
void, in which event all of Designated  Purchaser(s)'s rights under this Section
shall  immediately  terminate.  The  Guarantor  shall  have no  right,  power or
authority  to bind the  Company in  connection  with any  proposed  sale of such
Leased Property.

                  2.8      Rejection of Sale.

         Notwithstanding  anything  contained  herein  to the  contrary,  if the
Company  rejects  the  purchase  offer for such  Leased  Property as provided in
Section  2.7  hereof,  then (i) the Company  shall  retain  title to such Leased
Property,  and (ii) in addition to the Guarantor's other obligations  hereunder,
the Guarantor  will  reimburse the Company,  within ten (10) Business Days after
written request,  for all reasonable costs and expenses  incurred by the Company
during the period ending on the first  anniversary of the last day of such Lease
Term in connection with the marketing,  sale, closing or transfer of such Leased
Property, which obligation shall survive the last day of such Lease Term and the
termination or expiration of the applicable Lease.

                  2.9      Guaranteed Payment.

         With  respect  to the  sale  of any  Leased  Property  pursuant  to the
Remarketing Option, the Guarantor shall,  subject to the limitation set forth in
this Section,  pay to the Company an amount  ("Guaranty  Payment")  equal to the
excess,  if any, of (A) the Purchase Price of such Leased  Property as set forth
in Section  2.2 hereof,  (and  without  adjustment  to give effect to any deemed
payments as provided  for in Section 2.3 hereof) over (B) the net proceeds to be
received by the Trustee in connection with such sale; provided, however, that an
amount equal to any Casualty  Credit with  respect to such Leased  Property,  if
any, plus the amount of any Guaranty Credit, if any,  allocated the Guarantor to
such  Leased  Property  shall be  deemed to have  been  paid to the  Company  as
Guaranty Payment for purposes of this Section.

                                       10



         Notwithstanding  the  foregoing,   the  aggregate  amount  of  Guaranty
Payments that the  Guarantor  shall be required to make pursuant to this Section
shall not exceed the Original  Principal  Amount reduced by the aggregate amount
of all Guaranty Credits (as defined and provided for in the Leases).

                  2.10     Return of Distributions.

         Provided that the Notes and all other  obligations  due under the Notes
have been paid in full and all Rent and other  obligations  due under the Leases
have been paid in full,  the Company shall pay and  distribute to Guarantor,  an
amount equal to the excess,  if any, of (A) the sum of the Purchase  Prices paid
to the  Company  with  respect to the sales of the  Properties  pursuant  to the
exercise of the Purchase Option and Remarketing  Option  (including all Casualty
Credits and Guaranty Credits deemed to have been paid and all Guaranty  Payments
paid by  Guarantor  as  provided  for  herein and in the  Leases),  over (B) the
Original Purchase Amount.

         SECTION 3. WARRANTIES AND REPRESENTATIONS.

         In order to induce the Company to purchase the Leased Properties, lease
the Leased  Properties  to the Lessees  pursuant to the Leases,  enter into this
Agreement, the Note Purchase Agreement, the Indenture, the Leases, the Mortgages
and the Lease  Assignments and issue the Notes and perform its other obligations
under and in connection  with the  foregoing,  the  Guarantor  represents to the
Company  effective  as of the date hereof and  effective  as of the date of each
Lease that each of the warranties and representations of the Guarantor set forth
in Section 3 of the Note Purchase Agreement is, and will be, true and correct as
of  each  such  date.  Such  Section  3 is  hereby  incorporated  herein  by its
reference, subject to all subsequent amendments or modifications thereto adopted
as provided for in the Note Purchase Agreement.

         SECTION 4. COVENANTS OF THE GUARANTOR.

         The  Guarantor  covenants  that so long as any  amounts  remain due and
payable under any Lease or this  Agreement and so long as any of the Notes shall
be  outstanding,  the Guarantor  shall comply with or cause the compliance  with
each of its  covenants  set forth in Section 6 of the Note  Purchase  Agreement,
except for the covenants set forth in Sections 6.9, 6.10, 6.11 and 6.13 thereof.
Such Section 6 is hereby incorporated  herein by this reference,  subject to all
subsequent  amendments or  modifications  thereto adopted as provided for in the
Note Purchase Agreement.

         The Guarantor further warrants and covenants that so long as any of the
Notes remain outstanding, the Guarantor shall cause each of the covenants of the
Company,  as grantor,  set forth in Article One of each Mortgage to be performed
and complied with for and on behalf of the Company, shall indemnify and hold the
Company harmless with respect to all costs of performing and complying with such
covenants and any claims or damages  arising out of our in  connection  with any
nonperformance  or noncompliance  with any such covenants,  and shall assume and
pay any and  all  obligations  of the  Company  with  respect  to  expenses  and
indemnification arising under such Article

                                       11



One.  Each such  Article One is hereby  incorporated  herein by this  reference,
subject  to all  subsequent  amendments  or  modifications  thereto  adopted  as
provided for in the Note Purchase Agreement.

         SECTION 5.      INFORMATION AS TO GUARANTOR.

         The  Guarantor  covenants  that so long as any  amounts  remain due and
payable under any Lease or this  Agreement and so long as any of the Notes shall
be  outstanding,  the Guarantor will deliver to the Company all of the financial
statements,  reports,  certificates and other  information that the Guarantor is
required  to deliver to the  Holders  of the Notes  under  Section 7 of the Note
Purchase  Agreement.  Such  Section  7 is  hereby  incorporated  herein  by this
reference, subject to all subsequent amendments or modifications thereto adopted
as provided for in the Note Purchase Agreement.

         SECTION 6.      MISCELLANEOUS.

                  6.1      Communications.

         All  communications  hereunder shall be made in the manner provided for
in Section 9.1 of the Note Purchase Agreement.

                  6.2      Reproduction of Documents.

         This Agreement, the Leases and all documents relating hereto or thereto
may be reproduced  by the Company or the Guarantor in the manner,  with the same
effect and  subject to the same  stipulations  and  agreements  provided  for in
Section 9.2 of the Note Purchase Agreement.

                  6.3      Survival.

         All warranties,  representation,  certifications  and covenants made by
the Guarantor herein, or in any certificate or other instrument delivered by any
such Person or on behalf of any such Person  hereunder  shall be  considered  to
have been relied upon by the Company  shall  survive the purchase of each Leased
Property  and the  execution  and  delivery  of this  Agreement  and each  Lease
regardless  of any  investigation  made by the  Company  or on its  behalf.  All
statements  in  any  such  certificate  or  other  instrument  shall  constitute
warranties and representations by the Guarantor.

                  6.4      Successors and Assigns.

         This  Agreement  shall inure to the benefit of and be binding  upon the
successors and assigns of each of the parties hereto.

                                       12



                  6.5      Amendment and Waiver.

         This Agreement may be amended and the observance of any term hereof may
be waived  only  pursuant  to an express  writing  signed by the Company and the
Guarantor, and consented to by the Trustee pursuant to the Lease Assignment. The
Limited  Partnership  Agreement of the Company dated as of November 18, 1994 may
not be amended and  compliance  with any material term thereof may not be waived
without the written consent of ADESA and the Trustee.

                  6.6      Expenses.

         The Guarantor shall pay when billed:

                  (a)      all  expenses  incurred by the Company in  connection
                           with  the   enforcement  of  any  rights  under  this
                           Agreement   and   any   Lease   (including,   without
                           limitation,  all fees and  expenses of the  Company's
                           counsel);

                  (b)      all   expenses   relating   to   the   consideration,
                           negotiation,   preparation   or   execution   of  any
                           amendments,  waivers or consents  pursuant to Section
                           6.5  and  the  other  terms  and  provisions  hereof,
                           whether  or  not  any  such  amendments,  waivers  or
                           consents are executed,  including, without limitation
                           any  amendments,  waivers or consents  resulting from
                           any work-out,  restructuring  or similar  proceedings
                           relating to the  performance  by the Guarantor of its
                           obligations  under  this  Agreement  or of any Lessee
                           under its Lease; and

                  (c)      all  reasonable  expenses  relating  to  the  review,
                           negotiation,   preparation   or   execution  of  this
                           Agreement,   each  Lease  and  all  other   documents
                           relating  to  the   transactions   described  in  the
                           Preliminary  Statement  to  this  Agreement  and  the
                           organization of the Company and its general  partner,
                           and  including  legal  fees  and  expenses  of  legal
                           counsel  for  the  general  partner  of the  Company,
                           including  fees and expenses of the Legal  Department
                           of Banc One Capital  Corporation  acting on behalf of
                           the  Company  in an  amount  not to  exceed  $10,000,
                           including  legal fees and  expenses of legal  counsel
                           for the general partner of the Company.

                  6.7      Jurisdiction; Service of Process.

         THE GUARANTOR HEREBY  IRREVOCABLY AND  UNCONDITIONALLY  AGREES THAT ANY
SUIT,  ACTION OR PROCEEDING  ARISING OUT OF OR RELATING TO THIS AGREEMENT OR ANY
LEASE, OR ANY ACTION OR PROCEEDING TO EXECUTE OR OTHERWISE  ENFORCE ANY JUDGMENT
IN RESPECT OF ANY BREACH  HEREUNDER  OR UNDER ANY LEASE,  BROUGHT BY THE COMPANY
AGAINST ANY LESSEE, THE

                                       13



GUARANTOR OR ANY OF THEIR  RESPECTIVE  LEASED  PROPERTY,  MAY BE BROUGHT BY SUCH
PERSON IN THE COURTS OF THE UNITED  STATES  DISTRICT  COURT FOR THE  SOUTHERN OR
EASTERN  DISTRICT OF NEW YORK OR ANY STATE COURT IN NEW YORK, AS THE COMPANY MAY
IN ITS  SOLE  DISCRETION  ELECT,  AND BY THE  EXECUTION  AND  DELIVERY  OF  THIS
AGREEMENT,   THE  GUARANTOR  IRREVOCABLY  AND  UNCONDITIONALLY  SUBMITS  TO  THE
NON-EXCLUSIVE  IN  PERSONAM  JURISDICTION  OF EACH SUCH  COURT,  AND AGREES THAT
PROCESS SERVED EITHER PERSONALLY OR BY REGISTERED MAIL SHALL CONSTITUTE,  TO THE
EXTENT  PERMITTED BY LAW,  ADEQUATE SERVICE OF PROCESS IN ANY SUCH SUIT, AND THE
GUARANTOR  IRREVOCABLY  WAIVES AND AGREES NOT TO ASSERT,  BY WAY OF MOTION, AS A
DEFENSE  OR  OTHERWISE,  ANY CLAIM  THAT SUCH  PERSON IS NOT  SUBJECT  TO THE IN
PERSONAM  JURISDICTION OF ANY SUCH COURT.  RECEIPT OF PROCESS SO SERVED SHALL BE
CONCLUSIVELY PRESUMED AS EVIDENCED BY A DELIVERY RECEIPT FURNISHED BY THE UNITED
STATES POSTAL  SERVICE OR ANY  COMMERCIAL  DELIVERY  SERVICE.  IN ADDITION,  THE
GUARANTOR HEREBY  IRREVOCABLY WAIVES TO THE FULLEST EXTENT PERMITTED BY LAW, ANY
OBJECTION  THAT SUCH PERSON MAY NOW OR HEREAFTER  HAVE TO THE LAYING OF VENUE IN
ANY SUIT,  ACTION OR  PROCEEDING  ARISING OUT OF OR  RELATING TO THIS  AGREEMENT
AND/OR ANY LEASE, BROUGHT IN SUCH COURTS, AND HEREBY IRREVOCABLY WAIVE ANY CLAIM
THAT ANY SUCH  SUIT,  ACTION OR  PROCEEDING  BROUGHT  IN ANY SUCH COURT HAS BEEN
BROUGHT IN AN INCONVENIENT  FORUM.  NOTHING HEREIN SHALL IN ANY WAY BE DEEMED TO
LIMIT THE ABILITY OF THE COMPANY TO SERVE ANY SUCH WRITS,  PROCESS OR  SUMMONSES
IN ANY MANNER  PERMITTED BY APPLICABLE  LAW OR TO OBTAIN  JURISDICTION  OVER ANY
LESSEE OR THE GUARANTOR IN SUCH OTHER  JURISDICTION,  AND IN SUCH MANNER, AS MAY
BE PERMITTED BY APPLICABLE LAW. THE COMPANY AND THE GUARANTOR AGREE THAT A FINAL
JUDGMENT  IN ANY  SUCH  ACTION  OR  PROCEEDING  SHALL BE  CONCLUSIVE  AND MAY BE
ENFORCED IN OTHER  JURISDICTIONS  BY SUIT ON THE JUDGMENT OR IN ANY OTHER MANNER
PROVIDED BY LAW.

                  6.8      Duplicate Originals; Execution in Counterpart.

         Two or more  duplicate  original  hereof may be signed by the  parties,
each of which shall be an original but all of which  together  shall  constitute
one and the same  instrument.  This  Agreement  may be  executed  in one or more
counterparts  and shall be effective  when at least one  counterpart  shall have
been  executed  by  each  party  hereto,  and  each  set of  counterparts  that,
collectively, show execution by each party hereto shall constitute one duplicate
original.

                                       14



         This  Agreement  was  executed  and  delivered  by the  Company and the
Guaranty effective as of the date first written above.

ASSET HOLDINGS III, L.P.                      ADESA CORPORATION

By:      Asset Holdings Corporation III,
         General Partner



By:    Lannhi Tran                             By:  Warren W.Byrd
       ----------------------                       -------------
       Name:   LANNHI TRAN                          Warren W Byrd              
       Title:  VICE PRESIDENT                       Name:
                                                    Title:                     
                                       15
     

                                                                 Exhibit 10(n)



- -------------------------------------------------------------------------------



                            FOURTH AMENDED AND
                         RESTATED CREDIT AGREEMENT


                               BY AND AMONG

                            ADESA CORPORATION,
                        ADESA FUNDING CORPORATION,

                         THE BANKS PARTIES HERETO,

                                    AND

                       BANK ONE, INDIANAPOLIS, N.A.
                                 AS AGENT

                               JULY 28, 1995


- -------------------------------------------------------------------------------



                                 INDEX TO
                             CREDIT AGREEMENT


                                                                            Page
                                                                            ----
Preamble......................................................................1
Section 1.    ACCOUNTING TERMS -- DEFINITIONS.................................1

Section 2.    THE LOANS......................................................13

2.a.     ADESA Revolver......................................................13
                  (i)     The ADESA Revolver Commitment......................13
                  (ii)    Method of Borrowing................................14
                  (iii)   Interest on the ADESA Revolver.....................15
                  (iv)    Extensions of Maturity Date........................15
                  (v)     Closing Fee and Unused Commitment Fee..............16
                  (vi)    Sublimit for Canadian Dollar Loans.................16

         2.b.     The Line of Credit.........................................18
                  (i)      The Commitment -- Use of Proceeds.................18
                  (ii)     Method of Borrowing...............................19
                  (iii)    Interest on the Line of Credit....................20
                  (iv)     Extensions of Maturity Date.......................20
                  (v)      Standby Letters of Credit.........................20
                  (vi)     Mandatory Monthly Paydown.........................21

         2.c.     Procedures for Electing LIBOR-based Rates -- 
                   Certain Effects of Election...............................22

         2.d.     Provisions Applicable to All of the Loans..................23
                  (i)      Calculation of Interest...........................23
                  (ii)     Manner of Payment - Application...................23
                  (iii)    Disbursement of Advances and Agent Reliance on 
                            Bank Funding.....................................24
                  (iv)     Agent Fee.........................................25

Section 3.    THE LETTER OF CREDIT...........................................25

         3.a.     Reimbursement..............................................25
         3.b.     Risk Participations........................................26
         3.c.     Commission and Transaction Fees............................27
         3.d.     Additional Amounts Payable.................................28
         3.e.     Place and Application of Payments -- Calculation of 
                   Interest..................................................29
         3.f.     Presentment and Collection.................................29
         3.g.     Proceeds of the Floating Rate Notes........................29
         3.h.     Cancellation Fee...........................................29

                                        i

Section 4.    REPRESENTATIONS AND WARRANTIES.................................30

         4.a.     Organization of ADESA and Funding..........................30
         4.b.     Authorization: No Conflict.................................30
         4.c.     Validity and Binding Nature................................30
         4.d.     Financial Statements.......................................31
         4.e.     Litigation and Contingent Liabilities......................31
         4.f.     Liens......................................................31
         4.g.     Employee Benefit Plans.....................................31
         4.h.     Payment of Taxes...........................................31
         4.i.     Investment Company Act.....................................32
         4.j.     Regulation U...............................................32
         4.k.     Hazardous Substances.......................................32
         4.l.     Other Representations......................................32
         4.m.     The Subsidiaries...........................................33
         4.n.     Corporate Names............................................33

Section 5.    COLLATERAL FOR THE OBLIGATIONS.................................33

         5.a.     The ADESA Security Agreement...............................33
         5.b.     Guaranties.................................................34
         5.c.     The Mortgages..............................................34
         5.d.     Subsidiary Security Agreements -- Subsidiary Pledge 
                   Agreements................................................35
         5.e.     Pledged Notes..............................................36
         5.f.     Sinking Fund Reserve.......................................37
         5.g.     Pledge of Investment Account B.............................38
         5.h.     Pledge of Stock of Funding and the Subsidiaries............38
         5.i.     Pledge of Inter-Company Notes, Inter-Company Security 
                   Agreements and Inter-Company Mortgages....................39
         5.j.     Agent as Collateral Agent for Banks........................40
         5.k.     Adjustments to Collateral..................................40

Section 6.    AFFIRMATIVE COVENANTS..........................................41

         6.a.     Corporate Existence........................................41
         6.b.     Reports, Certificates and Other Information................41

                  (i)      Annual Statements.................................41
                  (ii)     Monthly Statements of ADESA.......................42
                  (iii)    Certificates......................................42
                  (iv)     Orders............................................42
                  (v)      Notice of Default or Litigation...................43
                  (vi)     Other Information.................................43
                  (vii)    Budget............................................43

                                        ii

         6.c.     Books, Records and Inspections.............................43
         6.d.     Insurance..................................................43
         6.e.     Taxes and Liabilities......................................43
         6.f.     Compliance with Legal and Regulatory Requirements..........43
         6.g.     Financial Covenants........................................44

                  (i)      Tangible Capital Base.............................44
                  (ii)     Leverage..........................................44
                  (iii)    Coverage..........................................44
                  (iv)     Funded Debt.......................................44

         6.h.     Primary Banking Relationship...............................45
         6.i.     Investment Agency Account..................................45
         6.j.     Employee Benefit Plans.....................................45
         6.k.     Hazardous Substances.......................................45
         6.l.     Sinking Fund Reserve Payments..............................46
         6.m.     Obligations Under the Floating Rate Note Documents.........46

Section 7.    NEGATIVE COVENANTS OF ADESA....................................46

         7.a.     Restricted Payments........................................47
         7.b.     Liens......................................................47
         7.c.     Restriction on Granting Negative Pledges...................48
         7.d.     Guarantees, Loans or Advances..............................48
         7.e.     Mergers, Consolidations, Sales, Acquisition or Formation
                   of Subsidiaries...........................................49
         7.f.     Margin Stock...............................................50
         7.g.     Other Agreements...........................................50
         7.h.     Judgments..................................................50
         7.i.     Principal Office...........................................50
         7.j.     Hazardous Substances.......................................50
         7.k.     Debt.......................................................50
         7.l.     Limitation on Activities of Funding........................51

Section 8.    CONDITIONS OF LENDING..........................................51

         8.a.     No Default.................................................51
         8.b.     Documents to be Furnished at Closing.......................51
         8.c.     Documents to be Furnished at Time of Each Advance under the
                   ADESA Revolver and the Line of Credit.....................53

Section 9.    EVENTS OF DEFAULT..............................................53

         9.a.     Nonpayment of the Loans....................................53
         9.b.     Nonpayment of Monetary Obligations.........................53

                                        iii

         9.c.     Nonpayment of Other Indebtedness for Borrowed Money........53
         9.d.     Other Material Obligations.................................53
         9.e.     Bankruptcy, Insolvency, etc................................54
         9.f.     Warranties and Representations.............................54
         9.g.     Violations of Affirmative and Negative Covenants and
                   Floating Rate Note Document Obligations...................54
         9.h.     Failure to Make Sinking Fund Reserve Payments..............54
         9.i.     Failure to Make Mandatory Loan Reductions..................54
         9.j.     Noncompliance With Other Provisions of this Agreement......54
         9.k.     Noncompliance with the AFC Agreement and the AHC Loan 
                   Agreement.................................................54

Section 10.   EFFECT OF EVENT OF DEFAULT.....................................55

         10.a.    Acceleration of the Loans..................................55
         10.b.    Refusal to Reinstate an Interest Drawing...................55
         10.c.    Floating Rate Note Document Remedies.......................55
         10.d.    Deposit to Secure Payment of the Reimbursement Obligation..55
         10.e.    Other Remedies.............................................56

Section 11.   CHANGE OF CIRCUMSTANCES........................................56

         11.a.    Change in Law..............................................56
         11.b.    Unavailability of Deposits or Inability to Ascertain, or 
                   Inadequacy Of, LIBOR or Interbank Rate.....................57
         11.c.    Increased Cost and Reduced Return..........................57
         11.d.    Lending Offices............................................58
         11.e.    Discretion of Bank as to Manner of Funding.................58

Section 12.   THE AGENT......................................................59

         12.a.    Appointment................................................59
         12.b.    Agent and its Affiliates...................................59
         12.c.    Action by Agent............................................59
         12.d.    Consultation with Experts..................................60
         12.e.    Liability of Agent: Credit Decision........................60
         12.f.    Costs and Expenses.........................................61
         12.g.    Indemnity..................................................61
         12.h.    Resignation of Agent and Successor Agent...................61
         12.i.    Reliance by ADESA..........................................62

Section 13.   MISCELLANEOUS..................................................62

         13.a.    Waiver.....................................................62
         13.b.    Payments Free of Withholding...............................62

                                         iv

         13.c.    Notices....................................................63
         13.d.    Costs, Expenses and Taxes..................................63
         13.e.    Non-Business Day...........................................64
         13.f.    Survival of Representations................................64
         13.g.    Successors and Assigns.....................................64
         13.h.    Participants and Note Assignees............................65
         13.i.    Assignment of Commitments by Banks.........................65
         13.j.    Amendments.................................................65
         13.k.    Set-Off....................................................66
         13.l.    Counterparts...............................................66
         13.m.    Severability...............................................66
         13.n.    Captions...................................................66
         13.o.    Governing Law - Jurisdiction...............................67
         13.p.    Prior Agreements, Etc......................................67

Signature Pages..............................................................67
Exhibit List.................................................................69
Schedule A...................................................................70
Schedule 4e..................................................................71
Schedule 4 m.................................................................72

                                         v


                                     FOURTH
                      AMENDED AND RESTATED CREDIT AGREEMENT
                       (Incorporating a Pledge Agreement)

         ADESA CORPORATION, an Indiana corporation ("ADESA"), ADESA FUNDING
CORPORATION,  an Indiana corporation  ("Funding"),  and BANK ONE,  INDIANAPOLIS,
National  Association,  a national banking association with its principal office
in  Indianapolis,  Indiana,  as Agent  (the  "Agent"),  and the Banks  listed on
Schedule  A  attached  hereto  (each a  "Bank",  and  collectively  referred  to
hereafter  as the  "Banks")  agree that the Third  Amended and  Restated  Credit
Agreement  (Incorporating a Pledge Agreement) among ADESA,  Funding,  Automotive
Finance Corporation  ("AFC") and Bank One,  Indianapolis,  National  Association
("Bank One"),  dated June 30, 1994 and effective July 1, 1994, is hereby amended
and restated in its entirety so that hereafter it will read as follows:

         Section  1.  ACCOUNTING  TERMS  --  DEFINITIONS.   All  accounting  and
financial  terms used in this  Agreement  are used with the meanings  such terms
would be given in  accordance  with  generally  accepted  accounting  principles
except  as may  be  otherwise  specifically  provided  in  this  Agreement.  The
following terms have the meanings indicated when used in this Agreement with the
initial letter capitalized:

a.      ADESA. "ADESA" is used as defined in the preamble.

b.      ADESA Revolver. "ADESA Revolver" is used as defined in Section 2.a.

c.      ADESA  Revolver  Commitment.   "ADESA  Revolver  Commitment"  means  the
        agreement  of the Banks to  extend  the ADESA  Revolver  in the  maximum
        principal amount set forth in Section 2.a.

d.      ADESA Revolving  Notes.  "ADESA  Revolving  Notes" is used as defined in
        Section 2.a(ii).

e.      ADESA Security Agreement.  "ADESA Security Agreement" is used as defined
        in Section 5.a.

f.      Advance.  "Advance"  means  a  disbursement  of  proceeds  of the  ADESA
        Revolver or the Line of Credit, as the context requires.

g.      AFC. "AFC" means  Automotive  Finance  Corporation and its  wholly-owned
        subsidiary, AFC Funding Corporation.

h.      AFC  Agreement.  "AFC  Agreement"  means that certain  Credit  Agreement
        between AFC and certain  Banks  parties  thereto,  dated April 25, 1995,
        under which ADESA has agreed to guarantee certain  obligations of AFC as
        more fully described therein.

i.      Agent.  "Agent"  means Bank One,  Indianapolis,  N.A. in its capacity as
        agent  for the Banks and not in its  individual  capacity  as one of the
        Banks, its successors and assigns as Agent hereunder.



j.      Aggregate Commitment.  "Aggregate Commitment" means the agreement of the
        Banks to extend the ADESA Revolver, the Letter of Credit and the Line of
        Credit to ADESA  until the  applicable  Maturity  Dates.  As the context
        requires,  the term may also refer to the individual  maximum  principal
        amount which may be outstanding  under each of the respective  Loans and
        the Maximum Available Credit.

k.      Agreement.  "Agreement"  means this Fourth  Amended and Restated  Credit
        Agreement among ADESA,  Funding, the Agent and the Banks, as it may from
        time to time be amended.

l.      AHC.  "AHC" means Asset  Holding  Corporation,  a Delaware  corporation,
        which holds 100% of the limited partnership  interests of Asset Holdings
        III, L.P.

m.      AHC  Lease  Transaction.  "AHC  Lease  Transaction"  means  the lease of
        auction  facilities  located in  Framingham,  Massachusetts,  Charlotte,
        North Carolina and Knoxville,  Tennessee by ADESA or a Subsidiary,  from
        AHC or its limited partnerships.

n.      AHC Loan  Agreement.  "AHC  Loan  Agreement"  means  that  certain  Note
        Purchase Agreement between Asset Holdings III, L.P. as Seller, Principal
        Mutual Life  Insurance  Company,  as Purchaser,  and ADESA as Guarantor,
        dated  November 22, 1994 together with a Collateral  Trust  Indenture of
        the same  date,  between  the  Seller and PNC Bank,  Kentucky,  Inc.  as
        Security  Trustee,  and  pursuant  to  which  ADESA  or  its  applicable
        Subsidiaries entered into AHC Lease Transactions.

o.      Applicable Letter of Credit and L/C Commission Rate.  "Applicable Letter
        of Credit and L/C Commission Rate" means the per annum rate at which the
        commissions  due to the Banks on  account of the Letter of Credit or any
        L/C on each  Commission Due Date will be calculated,  determined on each
        Commission  Due Date by reference to the ratio of ADESA's Funded Debt as
        of the end of the immediately  prior  Determinative  Quarter End, to its
        EBITDAL, for the four quarters ending on such Determinative Quarter End,
        in accordance with the following table:

           Ratio of Funded Debt                   Applicable
           to EBITDAL                             Letter of Credit and L/C
                                                  Commission Rate


           4.0:1.0 or Greater                          1.875%
           3.0 through 3.99:1.0                        1.625%
           2.0 through 2.99:1.0                        1.375%
           0.0 through 1.99:1.0                        1.125%

Initially,  the Applicable  Commission  Rate shall be determined  based upon the
ratio of Funded Debt to EBITDAL as of June 30, 1995. Thereafter,  the Applicable
Commission

                                      2

Rate shall be determined and adjusted in the same manner as the determination of
"Applicable Spread" as that term is defined in Section 1(n).

p.      Applicable Spreads. "Applicable Spreads" mean the Prime-based Applicable
        Spread,  the  LIBOR-based   Applicable  Spread  or  the  Interbank-based
        Applicable Spread, as the context requires,  and shall be that number of
        percentage  points to be taken into account in determining the per annum
        rate at which interest will accrue on each of the ADESA Revolver, or the
        Line of Credit,  determined by reference to the ratio of ADESA's  Funded
        Debt, as of the end of the immediately prior Determinative  Quarter End,
        to its  EBITDAL  for the  four  quarters  ending  on such  Determinative
        Quarter End, in accordance with the following tables for each Loan:

        A.   ADESA Revolver

             Ratio of Funded Debt      Prime-based            LIBOR-based
             to EBITDAL                Applicable Spread      or Interbank-based
                                                              Applicable Spread

             4.0:1.0 or Greater            .75%                    2.50%
             3.0 through 3.99:1.0          .50%                    2.25%
             2.0 through 2.99:1.0           0%                     1.75%
             0.0 through 1.99:1.0           0%                     1.50%

        B.   Line of Credit

             Ratio of Funded                    Prime-based
             Debt to EBITDAL                    Applicable Spread
 
             4.0:1.0 or Greater                     .50%
             3.0 through 3.99:1.0                   .25%
             0.0 through 2.99:1.0                    0%

        Initially,  the  Applicable  Spreads shall be determined  based upon the
        ratio of Funded  Debt to EBITDAL as of June 30,  1995.  Thereafter,  the
        Applicable  Spreads  shall be  determined  on the basis of the financial
        statements  of ADESA  for each  fiscal  quarter  furnished  to the Agent
        pursuant to the requirements of Section 6.b(ii) with prospective  effect
        for the following fiscal quarter. Interest will accrue and be payable in
        any  fiscal  quarter  on the basis of the  Applicable  Spreads in effect
        during the preceding fiscal quarter until ADESA's  financial  statements
        for the  preceding  fiscal  quarter are  delivered to the Agent.  On the
        first  interest  payment date which follows  delivery of such  financial
        statements in any fiscal  quarter,  an appropriate  adjustment  shall be
        made for interest  accrued and paid on prior  interest  payment dates in
        that  quarter,  any  overpayment  being  credited  against the  interest
        payment  then due and  payable by ADESA to the Banks and any  deficiency
        being then due and payable by ADESA to the Banks. It is noted that the

                                      3


        above tables  provide  Applicable  Spreads for a ratio of Funded Debt to
        EBITDAL  greater than that which will be permissible  under the terms of
        Section  6.g(v) prior to the Maturity Date of the ADESA Revolver and the
        Letter of Credit.  For the avoidance of doubt it is noted that it is the
        intent of the  parties  that the  Banks  shall be free to  exercise  all
        remedies  otherwise  provided  in this  Agreement  in the  event  of the
        violation   by  ADESA  of  the  covenant   stated  in  Section   6.g(v),
        notwithstanding the accrual of interest on the Loans at rates determined
        in accordance with this definition.

q.      Application  for  Loan  Advance.   "Application  for  Loan  Advance"  or
        "Application"  means, as the context requires,  a written application of
        ADESA for a  disbursement  of proceeds of the ADESA Revolver or the Line
        of Credit, substantially in the form of Exhibit "A" attached hereto.

r.      Authorized Officer.  "Authorized Officer" means the President, the Chief
        Financial Officer or the Chief Accounting Officer of ADESA or such other
        officer  whose  authority  to perform  acts to be  performed  only by an
        Authorized Officer under the terms of this Agreement is evidenced to the
        Agent by a certified copy of an  appropriate  resolution of the Board of
        Directors of ADESA.

s.      Bank One. "Bank One" is used as defined in the preamble.

t.      Banks. "Banks" is used as defined in the preamble.

u.      Banking Day.  "Banking Day" means a day on which the principal office of
        the Agent in the City of Indianapolis,  Indiana, is open for the purpose
        of conducting substantially all of the Agent's business activities;  and
        if the  applicable  Banking Day relates to the borrowing or payment of a
        LIBOR-based Rate Advance or an  Interbank-based  Rate Advance,  a day on
        which banks are dealing in United States Dollars in the interbank market
        in London, England, Grand Cayman, British West Indies, the United States
        and Canada.

v.      Blocked Account. "Blocked Account" is used as defined in Section 3.a.

w.      Business  Day.  "Business  Day"  means any day which is not a  Saturday,
        Sunday, a day on which the New York Stock Exchange is closed, or a legal
        holiday on which  either  the  Agent's  principal  office in the City of
        Indianapolis,  Indiana,  or the  principal  office of the Trustee in the
        City of Philadelphia,  Pennsylvania, is authorized to remain closed; and
        if the applicable  Business Day relates to the borrowing or payment of a
        LIBOR-based Rate Advance or an  Interbank-based  Rate Advance,  a day on
        which banks are dealing in United States Dollars in the interbank market
        in London, England, Grand Cayman, British West Indies, the United States
        and Canada.

x.      Code. "Code" means the Internal Revenue Code of 1986, as amended.

y.      Commission Due Date. "Commission Due Date" is used as defined in Section
        3.c.

                                      4

z.      Commitment.  "Commitment"  means for each Bank,  its  commitment to make
        Loans in the amount set forth on Schedule A,  together  with each Bank's
        share of the Maximum Available Credit exposure for the Letter of Credit.

aa.     Coverage.  "Coverage"  means the ratio computed on a consolidated  basis
        (exclusive  of AFC)  for each  period  of four  (4)  consecutive  fiscal
        quarters  of ADESA equal to the sum of ADESA's  consolidated  net income
        plus depreciating  amortization expense,  excluding amortization related
        to any  environmental  liabilities,  and  interest  expense,  plus lease
        expenses  related to any AHC Lease  Transaction,  plus or minus gains or
        losses from the sale of assets or other extraordinary gain or loss items
        (net of any related tax benefits),  plus or minus any change in deferred
        income  taxes,  over the sum of  principal  payments  on  unsubordinated
        long-term debt plus interest expense,  capital  expenditures,  and lease
        expenses  related to any AHC Lease  Transaction.  For  purposes  of this
        definition,  capital  expenditures  shall mean all capital  expenditures
        except those expressly related to the acquisition or start-up of an auto
        auction, or which are funded with purchase money financing.

bb.     Credit Document. The term "Credit Document" includes this Agreement, the
        Notes, the Mortgages, the Security Agreements,  the Guaranty Agreements,
        the Pledge Agreement,  the ECIDA Lease, any Reimbursement  Agreement and
        any  other  instrument  or  document  which  evidences  or  secures  the
        Obligations  or any of them or which  expresses an agreement as to terms
        applicable to the Obligations or any of them.

cc.     Determinative Quarter End.  "Determinative Quarter End" means, as of any
        date the  Applicable  Letter of Credit  Commission  Rate,  an Applicable
        Spread, or the Unused Commitment Fee is to be determined, the end of the
        most recent  fiscal  quarter of ADESA for which  consolidated  financial
        statements  are  then  required  to have  been  furnished  to the  Agent
        pursuant to the  requirements of Section 6.b,  provided that the initial
        Determinative Quarter End for this Agreement shall be June 30, 1995.

dd.     Drawing.  "Drawing" means an Interest Drawing,  a Principal Drawing or a
        Remarketing Drawing as the context requires, and when used in the plural
        form, refers to all or any combination of them.

ee.     EBITDAL.  "EBITDAL"  means  ADESA's  net income plus  interest  expense,
        income  taxes,   depreciation,   and  amortization  expense,   excluding
        amortization  related  to  any  environmental  liabilities,  plus  lease
        expenses  under AHC Lease  Transactions,  determined  on a  consolidated
        basis, exclusive of AFC.

ff.     ERISA.  "ERISA"  means the Employee  Retirement  Income  Security Act of
        1974, as amended.

gg.     Event of Default.  "Event of Default" means any of the events  described
        in Section 9.
                                      5



hh.     Floating Rate Note Documents.  "Floating Rate Note Documents"  means the
        Floating  Rate  Notes,  the Trust  Indenture  and any other  document or
        agreement executed by ADESA or Funding as an incident to the issuance of
        the Floating Rate Notes other than the Credit Documents.

ii.     Floating  Rate Notes.  "Floating  Rate Notes" means the  $35,000,000  in
        aggregate  principal amount of ADESA Funding  Corporation  Floating Rate
        Notes issued by Funding pursuant to the Trust Indenture.

jj.     Funded  Debt.  "Funded  Debt"  means  all  liabilities  of ADESA and its
        Subsidiaries  (excluding  liabilities  of AFC) for  borrowed  money plus
        indebtedness  incurred  under AHC Lease  Transactions  plus  capitalized
        leases plus the amount of ADESA's  guaranty to  repurchase  AFC's dealer
        receivables under the AFC Agreement less the balance in the Sinking Fund
        Reserve, and less the restricted cash equivalents of AHC.

kk.     Funding. "Funding" is used as defined in the preamble.

ll.     Guaranty Agreements. "Guaranty Agreements" means all or any combination,
        as the context requires, of the guaranty agreements described in Section
        5.b,  and when used in the  singular  form,  refers to  whichever of the
        Guaranty Agreements the context requires.

mm.     Hazardous Substance.  "Hazardous Substance" means any hazardous or toxic
        substance regulated by any federal, state, Canadian, Canadian provincial
        or  local  statute  or  regulation  including  but  not  limited  to the
        Comprehensive  Environmental  Response,  Compensation and Liability Act,
        the  Resource  Conservation  and  Recovery  Act and the Toxic  Substance
        Control Act, or by any federal, state, Canadian,  Canadian provincial or
        local governmental  agencies having jurisdiction over the control of any
        such   substance   including  but  not  limited  to  the  United  States
        Environmental Protection Agency.

nn.     Interbank-based Applicable Spread.  "Interbank-based  Applicable Spread"
        means that  Applicable  Spread added to the Interbank  Rate to equal the
        Interbank-based  Rate in accordance  with the tables set forth under the
        definition of Applicable Spreads.

oo.     Interbank-based Rate.  "Interbank-based  Rate" means that per annum rate
        of interest  which is equal to the  Interbank  Rate plus the  Applicable
        Spread.

pp.     Interbank  Rate.  "Interbank  Rate" means for each  Interest  Period for
        which ADESA has requested to borrow funds in Canadian  dollars under the
        ADESA  Revolver,  the per annum rate of  interest  at which  deposits in
        Canadian  dollars for a period equal to such  Interest  Period and in an
        amount  equal to the relevant  Advance,  would be offered by the Agent's
        Grand Cayman Branch,  Grand Cayman,  British West Indies, to major banks
        in  the  offshore  interbank  market  upon  request  of  such  banks  at
        approximately 10:00 A.M. New York time two (2) Banking Days prior to the
        commencement of such Interest Period.

                                      6


qq.     Inter-Company Notes. "Inter-Company Notes" means all or any combination,
        as the context  requires,  of the promissory  notes described as such in
        Section 5.i, and when used in the singular form,  means whichever of the
        Inter-Company Notes the context requires.

rr.     Inter-Company Security Agreements.  "Inter-Company  Security Agreements"
        means all or any combination,  as the context requires,  of the Security
        Agreements  described  as such in  Section  5.i,  and  when  used in the
        singular form, means whichever of the Inter-Company  Security Agreements
        the context requires.

ss.     Interest Drawing. "Interest Drawing" is used as defined in the Letter of
        Credit.

tt.     Interest Payment Date.  "Interest Payment Date" means any Banking Day on
        which accrued interest becomes due and payable on any of the Loans.

uu.     Interest Period. "Interest Period" means with respect to Canadian dollar
        loans,  a period of three  months or six months  selected by ADESA,  and
        with respect to  LIBOR-based  Rate  Advances a period of one month,  two
        months, three months, four months, five months or six months selected by
        ADESA.

vv.     Investment  Account  A.  "Investment  Account  A" is used as  defined in
        Section 5.f.

ww.     Investment  Account  B.  "Investment  Account  B" is used as  defined in
        Section 6.i.

xx.     L/C. "L/C" is used as defined in Section 2.b.

yy.     Letter of Credit. "Letter of Credit" is used as defined in Section 3.

zz.     Leverage.   "Leverage"   means  the  ratio  of  ADESA's   Unsubordinated
        Liabilities to its Tangible  Capital Base,  determined on a consolidated
        basis exclusive of AFC.

aaa.    LIBOR-based  Applicable  Spread.  "LIBOR-based  Applicable Spread" means
        that  Applicable  Spread added to the London  Interbank  Offered Rate to
        equal the  LIBOR-based  Rate,  in  accordance  with the tables set forth
        under the definitions of Applicable Spreads.

bbb.    LIBOR-based Rate and London Interbank Offered Rate.  "LIBOR-based  Rate"
        means  that per  annum  rate of  interest  which is equal to the  London
        Interbank  Offered Rate plus the Applicable  Spread.  "London  Interbank
        Offered Rate" means the per annum rate of interest, as determined by the
        Agent,  at which  dollar  deposits in  immediately  available  funds are
        offered to the principal banks in the London  interbank  market by other
        principal   banks  in  that  market  two  Banking   Days  prior  to  the
        commencement  of an Interest Period for which ADESA shall have requested
        a quotation  of the rate in amounts  equal to the amount for which ADESA
        shall have  requested a quotation  of the rate,  increased  by an amount
        equal to any increase, as reasonably determined by any Bank, in

                                      7


        the cost to such Bank of  obtaining  such  deposits  resulting  from the
        imposition of any additional reserves or from any increase in the amount
        of  reserves   presently  required  by  any  United  States  or  foreign
        governmental  authority  including,  but not limited to, any marginal or
        extraordinary  reserves imposed to give effect to monetary  policy.  Any
        determination  by any Bank of increased  costs of  maintaining  deposits
        made  pursuant to the  provisions  of the  preceding  sentence  shall be
        final, absent manifest error; provided,  however, that the determination
        of the amount  necessary to compensate any Bank for any increased  costs
        shall be made in a manner which is  consistent  with the manner in which
        such Bank generally applies similar provisions to comparable borrowers.

ccc.    Line of Credit. "Line of Credit" is used as defined in Section 2.b.

ddd.    Line of  Credit  Commitment.  "Line  of  Credit  Commitment"  means  the
        agreement  of the  Banks to  extend  the Line of  Credit to ADESA in the
        maximum principal amount set forth in Section 2.b(i).

eee.    Line of Credit  Notes.  "Line of Credit  Notes"  is used as  defined  in
        Section 2.b(ii).

fff.    Loan.  "Loan" means any of the ADESA Revolver,  or the Line of Credit as
        the context  requires,  and when used in the plural form, refers to both
        of such Loans.

ggg.    Maturity  Date.  "Maturity  Date" means June 30,  1998,  as to the ADESA
        Revolver;  June 30, 1996, as to the Line of Credit; and June 30, 1998 as
        to the Letter of Credit; and hereafter any  subsequent date to which any
        of the  Commitments may be extended by the Bank pursuant to the terms of
        Sections 2.a. and 2.b. and 3.

hhh.    Maximum  Available Credit.  "Maximum  Available Credit" means, as of the
        date of this Agreement,  the sum of $22,847,762.50,  and hereafter shall
        mean the maximum  amount  available to be drawn by the Trustee under the
        Letter of Credit  for  principal  and  interest  due on  account  of the
        Floating  Rate Notes upon (i) mandatory or optional  redemption  of the
        Floating Rate Notes,  (ii) mandatory or optional  tender of the Floating
        Rate Notes,  or (iii) on account of  acceleration  of the Floating  Rate
        Notes following the occurrence of an Event of Default.

iii.    Mortgages.  "Mortgages" as used in this Agreement refers collectively to
        all of the  mortgages  and  deeds  of  trust,  including  the  leasehold
        mortgage,  referred  to in Section  5.c.  The term may also refer to any
        combination  of such  mortgages  and  deeds  of  trust  required  by the
        context,  and when used in the singular form, refers to whichever of the
        Mortgages the context requires.

jjj.    Notes.  "Notes"  means any of the  ADESA  Revolving  Notes,  the Line of
        Credit Notes or the Canadian  dollar Notes,  payable to the order of the
        respective Banks and  substantially in the form of Exhibits "B", "C" and
        "D" to this Agreement.

                                      8


kkk.    Obligations.  "Obligations"  means all  obligations of ADESA in favor of
        the  Agent  and the  Banks of  every  type and  description,  direct  or
        indirect,  absolute or contingent, due or to become due, now existing or
        hereafter  arising,  including  but  not  limited  to:  (i)  all of such
        obligations  on  account of the ADESA  Revolver  and the Line of Credit,
        including any Advances made pursuant to any extension of the Commitments
        beyond their initial  Maturity Dates, or pursuant to any other amendment
        of this Agreement, (ii) ADESA's duty to reimburse Bank One with interest
        as  provided  in this  Agreement  for all  amounts  paid by Bank  One on
        account of the Letter of Credit,  (iii)  ADESA's  duty  pursuant  to the
        terms of  Section  10.d of this  Agreement  to pay to the Agent upon the
        occurrence of an Event of Default,  at the Required Banks' election,  an
        amount  equal to the  Maximum  Available  Credit,  (iv)  all of  ADESA's
        obligations  under  each  Reimbursement  Agreement,  and (v)  all  other
        obligations  of ADESA arising under any Credit  Document as amended from
        time to time.

lll.    Officer's  Certificate.  "Officer's  Certificate" means a certificate in
        the form included as a part of Exhibit "A" attached  hereto signed by an
        Authorized Officer of ADESA,  confirming that all of the representations
        and  warranties  contained in Section 4 of this  Agreement  are true and
        correct as of the date of such certificate  except as specified therein,
        and with the further  exceptions  that the  representation  contained in
        Section 4.d.  shall be construed so as to refer to the latest  financial
        statements  which have been furnished to the Banks as of the date of any
        Officer's  Certificate and that the representation  contained in Section
        4.m.  shall be deemed to be  amended  to reflect  the  existence  of any
        Subsidiary  hereafter formed or acquired by ADESA. The Certificate shall
        further  confirm that no Event of Default or Unmatured  Event of Default
        shall have occurred and be continuing as of the date of the  Certificate
        or shall  describe any such event which shall have  occurred and be then
        continuing and the steps being taken by ADESA to correct it.

mmm.    Original  Agreement.  "Original  Agreement"  means the Credit  Agreement
        among ADESA,  Funding and Bank One dated March 26, 1992, as amended by a
        "First  Amendment  to Credit  Agreement"  dated April 22,  1992;  and as
        amended and restated by the Amended and Restated Credit  Agreement dated
        November 5, 1992, as amended by an Amendment dated January 30, 1993, and
        as further  amended by a Second  Amendment  dated June 30, 1993;  and as
        amended and restated by a Second Amended and Restated  Credit  Agreement
        dated August 16, 1993, as amended by a First  Amendment dated January 6,
        1994, and as amended and restated by a Third Amended and Restated Credit
        Agreement dated June 30, 1994 and effective July 1, 1994 as amended by a
        Letter of Amendment dated April 19, 1995.

nnn.    Person. "Person" means any individual,  corporation,  estate, general or
        limited   partnership,   limited  liability   company,   joint  venture,
        association,  joint stock  company,  trust  (including  any  beneficiary
        thereof),  unincorporated  organization  or  government or any agency or
        political subdivision thereof.

                                      9


ooo.    Plan. "Plan" means an employee pension benefit plan as defined in ERISA.

ppp.    Pledge Agreement. "Pledge Agreement" is used as defined in Section 5.h.

qqq.    Pledged Notes. "Pledged Notes" is used as defined in Section 5.e.

rrr.    Prepayment  Premium.  "Prepayment  Premium" means the excess, if any, as
        determined  by the  Agent  of:  (i) the  present  value  at the  time of
        prepayment  of the  interest  payments  which would have been payable on
        account of the amount prepaid from the date of prepayment  until the end
        of  the  period  during  which   interest  would  have  accrued  at  the
        LIBOR-based  Rate or the  Interbank-based  Rate but for prepayment  over
        (ii) the present value at the time of  prepayment  of interest  payments
        calculated at the rate (the "Reinvestment Rate") which each of the Banks
        then  reasonably   estimates  it  would  receive  upon  reinvesting  the
        principal  amount of the  prepayment in an obligation  which  presents a
        credit risk substantially  similar (as determined in accordance with the
        commercial credit rating system then used by the Banks) to that which is
        then presented by the ADESA Revolver for a period approximately equal to
        the balance of the period  during  which  interest  would  accrue on the
        portion  of the  ADESA  Revolver  prepaid  at the  LIBOR-based  Rate  or
        Interbank-based Rate, but for prepayment. The discount rate used by each
        Bank  in   determining   such  present   values  shall  be  such  Bank's
        Reinvestment Rate.

sss.    Prime-based Applicable Spread.  "Prime-based  Applicable Spread" is that
        Applicable Spread added to the Prime Rate to equal the Prime-based Rate,
        in  accordance  with the  tables  set  forth  under  the  definition  of
        Applicable Spreads.

ttt.    Prime-based  Rate.  "Prime-based  Rate"  means  that per  annum  rate of
        interest which is equal to the Prime Rate plus the Applicable Spread.

uuu.    Prime Rate.  "Prime Rate" means a variable per annum interest rate equal
        at all times to the rate of interest established and quoted by the Agent
        as its  Prime  Rate,  such rate to  change  contemporaneously  with each
        change  in  such  established  and  quoted  rate,  provided  that  it is
        understood that the Prime Rate shall not  necessarily be  representative
        of the rate of  interest  actually  charged  by the Agent on any loan or
        class of loans.

vvv.    Principal Drawing.  "Principal Drawing" is used as defined in the Letter
        of Credit.

www.    Qualified Investments. "Qualified Investments" means cash, United States
        Government and United States  Government Agency  securities,  commercial
        paper  rated  A-1+ by  Standard & Poor's  Corporation  or P-1 by Moody's
        Investors  Service,  Inc.,  certificates of deposit of commercial  banks
        whose  certificates of deposit are rated AA/A-1+ or higher by Standard &
        Poor's  Corporation or enjoy the equivalent  rating by Moody's Investors
        Service,  Inc. or shares of investment  companies or units of investment
        in common  trust  funds the  assets of which,  in either  case,  consist
        entirely of cash and high quality, money

                                      10



        market securities,  provided that no specific security or certificate of
        deposit  shall be a qualified  investment if it has a maturity more than
        thirteen (13) months from the date of purchase.

xxx.    Reimbursement Agreement. "Reimbursement Agreement" is used as defined in
        Section 2.b(v).

yyy.    Remarketing Agent.  "Remarketing  Agent" is used as defined in the Trust
        Indenture.

zzz.    Remarketing  Drawing.  "Remarketing  Drawing"  is used as defined in the
        Letter of Credit.

aaaa.   Required Banks.  "Required Banks" means Banks in the aggregate having at
        least  66-2/3%  of the  Commitments  or,  if the  Commitments  have been
        terminated,  Banks in the  aggregate  holding  at least  66-2/3%  of the
        aggregate unpaid  principal  amount of the outstanding  Advances and the
        Maximum Available Credit under the Letter of Credit.

bbbb.   Security Agreements. "Security Agreements" means all or any combination,
        as the context  requires,  of those  Security  Agreements  described  in
        Sections 5.a. and 5.d.,  and when used in the singular  form,  refers to
        whichever of the Security Agreements the context requires. 

cccc.   Sinking Fund Reserve. "Sinking Fund Reserve" is used as defined in
        Section 5.f.

dddd.   Subordinated Debt.  "Subordinated  Debt" means the indebtedness owed by
        ADESA  to  Minnesota  Power  &  Light  Co.  ("MPL")  or  a  wholly-owned
        subsidiary thereof, in a principal amount not to exceed $20,000,000, and
        any  indebtedness of ADESA or a Subsidiary  which is subordinated to all
        of the  Obligations  on such  terms  that such  indebtedness  is, in the
        judgment of the Required  Banks,  reasonably  exercised and confirmed in
        writing by the Agent to ADESA,  the  functional  equivalent of equity in
        relation to the Obligations.

eeee.   Subordination  Agreement.  "Subordination  Agreement" means that certain
        agreement among ADESA, MPL, or a wholly-owned  subsidiary  thereof,  and
        the Agent  regarding  the  subordination  of  advances  from  MPL,  or a
        wholly-owned subsidiary thereof to ADESA to the Obligations.

ffff.   Subsidiary.  "Subsidiary"  means any  corporation,  general  or  limited
        partnership,  limited liability company, joint venture or other business
        entity other than Funding over which ADESA exercises  control,  provided
        that it shall be conclusively presumed that ADESA exercises control over
        any such entity 51% or more of the equity  interest in which is owned by
        ADESA,  directly or  indirectly.  When used in the plural form, the term
        refers  collectively to all of such  Subsidiaries or such combination of
        them as the context requires.

                                      11


gggg.   Subsidiary Pledge Agreements. The term "Subsidiary Pledge Agreements" is
        used as defined in Section 5.d. and when used in the singular  form, the
        term refers to whichever of the Subsidiary Pledge Agreements the context
        requires.

hhhh.   Subsidiary   Security   Agreements.   The  term   "Subsidiary   Security
        Agreements" means all or any combination,  as the context  requires,  of
        the security  agreements  described in Section 5.d, and when used in the
        singular form, refers to whichever of the Subsidiary Security Agreements
        the context requires.

iiii.   Tangible  Capital  Base.  "Tangible  Capital  Base",   determined  on  a
        consolidated   basis   exclusive   of  AFC,   means   the   consolidated
        shareholders'  equity of ADESA plus Subordinated Debt less any allowance
        for  goodwill,  patents,  trademarks,  trade  secrets,   non-competition
        agreements,  loans or advances to unrelated  Persons (not constituting a
        loan or advance  made by ADESA in the ordinary  course of business)  and
        any other assets which would be classified  as  intangible  assets under
        generally  accepted  accounting  principles,  and less any related party
        receivables.  As used in this  definition,  the  phrase  "related  party
        receivables"  means all  accounts,  notes and other amounts due from any
        party which,  directly or indirectly,  controls,  is controlled by or is
        under common control with ADESA, to the extent that such receivables are
        not otherwise  eliminated from the consolidated  shareholders' equity of
        ADESA in the process of  consolidation,  provided that the term "related
        party  receivables" shall not include any accounts arising on account of
        services  rendered  or  goods  sold by ADESA  or any  Subsidiary  in the
        ordinary  course of the  business of ADESA and its  Subsidiaries  as now
        conducted.

jjjj.   Tender Date. "Tender Date" is used as defined in the Trust Indenture.

kkkk.   Trust Indenture.  "Trust  Indenture"  means the Trust Indenture  between
        Funding and the Trustee dated as of April 1, 1992, pursuant to which the
        Floating Rate Notes were issued.

llll.   Trustee.  "Trustee"  means  CoreStates  Bank,  N.A.  in its  capacity as
        Trustee under the Trust Indenture and any successor Trustee.

mmmm.   Unmatured Event of Default. "Unmatured Event of Default" means any event
        specified in Section 9, which is not initially an Event of Default,  but
        which would,  if uncured,  become an Event of Default with the giving of
        notice or the passage of time or both.

nnnn.   Unsubordinated  Liabilities.  "Unsubordinated  Liabilities" means all of
        ADESA's  consolidated  total liabilities and the outstanding  balance of
        all  indebtedness  of  AHC  (excluding  liabilities  of  AFC)  less  the
        Subordinated Debt less the balance in the Sinking Fund Reserve, and less
        the restricted cash equivalents of AHC.

oooo.   Unused Commitment Fee. "Unused  Commitment Fee" means a per annum fee to
        be paid to the Banks,  calculated and paid quarterly in arrears,  on the
        difference between the ADESA Revolver  Commitment,  as reduced from time
        to time for principal payments

                                      12


        required  to be made by  ADESA,  and the  amount  of the  average  daily
        outstanding  principal  balance under the ADESA Revolver,  determined by
        reference  to the ratio of  ADESA's  Funded  Debt,  as of the end of the
        immediately  prior  Determinative  Quarter End, to its EBITDAL,  for the
        four quarters  ending on such  Determinative  Quarter End, in accordance
        with the following table:

          Ratio of Funded Debt                        Per Annum
          to EBITDAL                                  Unused Fee

          4.0:1.0 or Greater                           .375%
          3.0 through 3.99:1.0                         .25%
          2.0 through 2.99:1.0                         .1875%
          0.0 through 1.99:1.0                         .125%

        Section 2. THE LOANS. Subject to all of the terms and conditions of this
Agreement, the Banks severally agree to make the loans described in this Section
to ADESA:

a.      ADESA Revolver. The Banks severally will make a revolving loan available
        to ADESA on the following terms and conditions:

           (i)    The ADESA Revolver Commitment. From the date hereof, and until
                  the Banking Day next  preceding the Maturity  Date,  the Banks
                  will make  Advances  from time to time to ADESA of amounts not
                  exceeding, in the aggregate at any time outstanding, Fifty-Two
                  Million and No/100  Dollars  ($52,000,000)  as  increased  and
                  decreased  from time to time as  hereinafter  set forth.  All
                  Advances hereunder are collectively  referred to as the "ADESA
                  Revolver"  and  the  maximum  principal  amount  that  may  be
                  outstanding  under  the  ADESA  Revolver  as of any date  such
                  amount  is to be  determined  is  referred  to as  the  "ADESA
                  Revolver  Commitment".  The ADESA Revolver Commitment shall be
                  made  available to ADESA as follows:  Advances under Tranche A
                  shall  be  available  up to an  initial  principal  amount  of
                  $12,000,000  from the date  hereof  until  October 1, 1995 and
                  increasing to  $25,000,000  from October 1, 1995 until January
                  1, 1996, and  increasing to  $32,000,000  from January 1, 1996
                  until the Maturity  Date.  Advances  under  Tranche B shall be
                  available  up to an initial  principal  amount of  $20,000,000
                  from the date hereof  until  October 1, 1995 on which date and
                  on each  subsequent  January 1, April 1, July 1 and  October 1
                  thereafter  until the Maturity Date, the amount  available for
                  Advances  under Tranche B shall  decrease by $715,000.  In the
                  event that  Advances  outstanding  under  Tranche B exceed the
                  amount  available  on each  January  1,  April  1,  July 1 and
                  October 1 after giving  effect to the required  reduction  set
                  forth  above,  ADESA shall on such dates and  without  demand,
                  immediately repay such excess to the Agent for the

                                      13



                  ratable  benefit  of the Banks  entitled  thereto.  All of the
                  Conditions   of  Lending   set  forth  in  Section  8  hereof,
                  applicable  to the  ADESA  Revolver  must  have  been and must
                  continue to be met at the time of each Advance,  and provided,
                  further,  that no Bank  shall make  Advances  in excess of its
                  Commitment  as set forth in  Schedule A attached  hereto.  All
                  Advances  under the ADESA Revolver shall first be funded under
                  Tranche B, except for Advances  requested in Canadian dollars,
                  pursuant  to  Section  2.a.(vi)  hereof.  All  prepayments  of
                  principal shall first be applied to the outstanding  principal
                  balance  of Tranche A and no  prepayment  of Tranche B will be
                  permitted until the outstanding principal balance of Tranche A
                  is -0-.  Proceeds  of the ADESA  Revolver  may only be used to
                  restate and extend the  outstanding  indebtedness  of ADESA to
                  Bank One under the Original Agreement,  to finance acquisition
                  and/or  development of auction  locations owned or to be owned
                  by ADESA  or a  Subsidiary,  and for  expenditures  for  fixed
                  assets.

           (ii)   Method  of  Borrowing.  The  obligation  of ADESA to repay the
                  ADESA Revolver shall be evidenced by the promissory notes (The
                  "Revolving  Notes") of ADESA payable to each of the respective
                  Banks  in the  form of  Exhibit  "B".  So long as no  Event of
                  Default or Unmatured  Event of Default shall have occurred and
                  be continuing  and until the applicable  Maturity Date,  ADESA
                  may borrow,  repay or reborrow under the ADESA Revolver on any
                  Banking Day,  provided  that no borrowing  may cause the total
                  amount outstanding to exceed the ADESA Revolver  Commitment as
                  in effect from time to time as set forth in Section 2.a(i), or
                  may  result in an Event of Default  or an  Unmatured  Event of
                  Default.  Each  Advance  under  the  ADESA  Revolver  shall be
                  conditioned  upon receipt by the Agent of an  Application  for
                  Advance and an Officer's Certificate,  provided that the Agent
                  may,  at its  discretion,  make a  disbursement  upon the oral
                  request  of ADESA  made by an  Authorized  Officer,  or upon a
                  request  transmitted  to  the  Agent  by  telephone  facsimile
                  ("fax")  machine,  or by any other form of written  electronic
                  communication  (all such requests for Advances being hereafter
                  referred to as "informal  requests").  In so doing,  the Agent
                  may  rely  on any  informal  request  which  shall  have  been
                  received by it in good faith from a person resonably  believed
                  to be an Authorized  Officer.  Each informal  request shall be
                  promptly   confirmed  by  a  duly  executed   Application  and
                  Officer's  Certificate  if the Agent so requires  and shall in
                  and of itself  constitute the  representation of ADESA that no
                  Event of Default or  Unmatured  Event of Default has  occurred
                  and is  continuing  or would  result  from the  making  of the
                  rquested Advance and that the making of the requested  Advance
                  shall not cause the principal balance of the ADESA Revolver to
                  exceed  the ADESA  Revolver  Commitment.  All  borrowings  and
                  reborrowings  and all  repayments  shall be in  amounts of not
                  less than Two Hundred Fifty Thousand and No/100 Dollars

                                      14



                  ($250,000),  except  for  repayment  of the  entire  principal
                  balance  of the ADESA  Revolver.  The  principal  of the ADESA
                  Revolver may be prepaid at any time, subject to the payment of
                  the Prepayment  Premium,  if  applicable,  pursuant to Section
                  2.c(iii).  Upon  receipt and approval of an  Application,  the
                  Agent  shall  make  an  Advance  in  the  amount  approved  in
                  accordance with the  instructions in the Application and shall
                  be  made  ratably  from  the  Banks  in  proportion  to  their
                  respective Commitments in accordance with Section 2.d. hereof.
                  The Agent  shall give  prompt  telephonic,  telex or  telecopy
                  notice to each of the Banks of any  Advance  request  received
                  from ADESA and,  if such notice  requests  the Banks to make a
                  LIBOR-based Rate Advance or an  Interbank-based  Rate Advance,
                  the Agent  shall give notice to ADESA and each of the Banks by
                  any such means of the interest rate  applicable  thereto (but,
                  if such notice is given by telephone,  the Agent shall confirm
                  such rate in writing)  promptly  after the Agent has made such
                  determination  of the  applicable  rate.  All  Advances by the
                  Banks and  payments by ADESA shall be recorded by the Banks on
                  their books and records,  and the principal amount outstanding
                  from time to time,  plus interest  payable  thereon,  shall be
                  determined by reference to the books and records of the Banks.
                  The Banks' and  Agent's  books and  records  shall be presumed
                  prima facie to be correct as to such matters.

           (iii)  Interest on the ADESA  Revolver.  The principal  amount of the
                  ADESA  Revolver  outstanding  from  time  to time  shall  bear
                  interest  until  maturity of the ADESA  Revolver at a rate per
                  annum  equal to the  Prime-based  Rate,  except that ADESA may
                  elect  to  have  interest  accrue  at a  LIBOR-based  Rate  in
                  accordance with Section 2.c. hereof.  After maturity,  whether
                  on the Maturity  Date or on account of  acceleration  upon the
                  occurrence of an Event of Default, and until paid in full, the
                  ADESA  Revolver  shall bear interest at a per annum rate equal
                  to the Prime-based Rate plus two percent (2%),  except that as
                  to any portion of the ADESA  Revolver for which ADESA may have
                  elected a LIBOR-based Rate for an Interest Period that has not
                  expired  at  maturity,   or  after  such   determination,   as
                  applicable,  such portion shall,  during the remainder of such
                  Interest   Period,   bear  interest  at  the  greater  of  the
                  Prime-based  Rate  plus two  percent  (2%) per annum or at the
                  LIBOR-based  Rate,  plus two percent  (2%) per annum.  Accrued
                  interest  shall  be due and  payable  quarterly  on the  first
                  Banking Day of each  October,  January,  April and July and at
                  maturity,  except that interest accruing at a LIBOR-based Rate
                  shall be payable as set forth in Section 2.c (ii) and interest
                  accruing  at an  Interbank-based  Rate shall be payable as set
                  forth in Section  2.a(vi).  After maturity,  interest shall be
                  payable as accrued and without demand.

           (iv)   Extensions of Maturity  Date.  The Banks may, upon the request
                  of  ADESA,  but at the  Banks'  sole  discretion,  extend  the
                  Maturity Date of the

                                      15



                  ADESA  Revolver from time to time to such date or dates as the
                  Banks may elect by notice in  writing  to ADESA,  and upon any
                  such extension and upon execution and delivery by ADESA of new
                  ADESA Revolving Notes  reflecting the extended  maturity date,
                  the  date to  which  the  ADESA  Revolver  Commitment  is then
                  extended will become the "Maturity  Date" for purposes of this
                  Agreement.

           (v)    Closing  Fee and  Unused  Commitment  Fee.  ADESA  shall pay a
                  closing  fee equal to .125%  per annum on the total  amount of
                  the  ADESA  Revolver  Commitment  ($52,000,000).  ADESA  shall
                  further  pay to the  Agent,  for the pro rata  benefit  of the
                  Banks,  the  Unused  Commitment  Fee  on  the  ADESA  Revolver
                  Commitment  as in  effect  from  time to time as set  forth in
                  Section 2.a(i),  payable  quarterly in arrears on each July 1,
                  October  1,  January 1 and April 1,  while the ADESA  Revolver
                  Commitment is  outstanding,  commencing  October 1, 1995. Such
                  fees may be debited by the Agent on or after  thirty (30) days
                  of the date when  due,  if not  earlier  paid,  to any  demand
                  deposit  account  of  ADESA  carried  with the  Agent  without
                  further authority.  After any such debit, the Agent shall give
                  ADESA  prompt  notice  of the  debit  and a  statement  of the
                  calculation  of such fees, but any failure to give such notice
                  shall not affect the validity or enforceability thereof.

           (vi)   Sublimit for Canadian Dollar Loans. Up to U.S. Ten Million and
                  No/100  Dollars (U.S.  $10,000,000)  of Tranche A of the ADESA
                  Revolver may be funded in equivalent Canadian dollars, only in
                  accordance  with this  Section  2.a(vi) and  provided  that No
                  Event of Default or  Unmatured  Event of Default has  occurred
                  and is continuing or may result therefrom.

                      (A) Upon three (3) Banking  Days prior  written  notice to
                      the  Agent,  ADESA may  request  an  advance  in  Canadian
                      dollars in a minimum  principal  amount of equivalent U.S.
                      Two  Million   Five   Hundred   Thousand   Dollars   (U.S.
                      $2,500,000)  and  integral  multiples   thereof,   for  an
                      applicable   Interest   Period.   Each  Advance  shall  be
                      evidenced  by a Canadian  dollar Note (the  "Note") in the
                      form of Exhibit "D" attached hereto.  ADESA may not select
                      an Interest  Period which ends after the Maturity Date for
                      the ADESA Revolver.  Interest on such Advance shall accrue
                      at the  Interbank-based  Rate per annum, from the date the
                      Advance is made, and shall be payable in Canadian  dollars
                      on the date occurring every three months while the Advance
                      is  outstanding  and on  the  last  day of the  respective
                      Interest  Period.  The  principal  of each Advance must be
                      repaid in Canadian dollars on the last Banking Day of each
                      Interest  Period.  Any prepayment of the principal of each
                      Advance shall be subject to the Prepayment Premium.  After
                      the

                                      16



                      last  day  of  each  Interest  Period,  or on  account  of
                      acceleration  upon the  occurrence of an Event of Default,
                      each Advance  shall bear  interest at the  Interbank-based
                      Rate plus two  percent  (2%) per annum until paid in full,
                      and shall be payable as accrued  and without  demand.  The
                      Banks shall fund each  Advance  under this  Section to the
                      Agent in Canadian dollars.

                      (B) At  any  time  when  any  Advance  is  denominated  in
                      offshore  Canadian  dollars,   ADESA  shall  reimburse  or
                      compensate the Banks upon demand for all costs incurred or
                      losses  suffered  by the Banks  which are  applied  by the
                      Banks to such  Advance by reason of any and all present or
                      future  reserve,  exchange  controls,  special  deposit or
                      similar  requirements against assets or liabilities of the
                      Banks,  or  restrictions  on funding  offshore assets with
                      onshore  liabilities  (including  any  requirements  under
                      Regulation  D of the  Board of  Governors  of the  Federal
                      Reserve System).

                      (C) In the event of any failure by ADESA to pay any amount
                      in offshore  Canadian  dollars when due, the Banks may, at
                      their option,  purchase for the account of ADESA,  as soon
                      as practicable  after such failure,  an amount in Canadian
                      dollars with interest  accrued  thereon on the spot market
                      with U.S.  dollars in which case ADESA shall become liable
                      to the Banks for the amount in U.S.  dollars  so  expended
                      with  interest  thereon  at  two  percent  (2%)  over  the
                      Interbank-based  Rate.  The Banks through the Agent,  will
                      give the Borrower notice of any such exchange.

                      (D) If prior to the  commencement of any Interest  Period,
                      any Bank  determines that offshore  Canadian  dollars will
                      not be available in the offshore interbank markets,  or if
                      any   applicable   law,   order  or   regulation   or  any
                      interpretation  thereof by any  governmental  agency shall
                      make it unlawful or  impracticable  for such Bank to make,
                      maintain or fund,  the relevant  Advance,  such Bank shall
                      promptly  give  notice  thereof to ADESA and such  Advance
                      shall  be  treated  as an  Advance  under  Section  2.a(i)
                      hereof.

                      (E) ADESA  agrees to pay or cause to be paid  directly  to
                      the appropriate  governmental  authority,  or to reimburse
                      the Banks,  for the cost of any and all present and future
                      taxes,  duties,  fees  and  other  charges  of any  nature
                      whatsoever   (including  any  additional  taxes  or  other
                      charges  due  as  a   consequence   of  such   payment  or
                      reimbursement)  levied  or  imposed  by  any  governmental
                      authority   on  or  with  regard  to  any  aspect  of  the
                      transactions contemplated

                                      17

                      herein, except such taxes as are imposed on or measured by
                      each  Bank's  net  income  by  the   jurisdiction  or  any
                      political   subdivision   thereof  in  which  such  Bank's
                      principal office is located.

                      (F) Whenever the  equivalent  amount in one currency  (the
                      "First  Currency")  must be determined  with respect to an
                      amount in another currency (the "Second  Currency"),  such
                      determination  shall be  based  on the  spot  rate for the
                      purchase, on the relevant date, of the First Currency with
                      the Second  Currency  quoted by the Agent's  Grand  Cayman
                      Branch, at 10:00 A.M. Grand Cayman time two (2) days prior
                      to the  relevant  date  on  which  such  foreign  exchange
                      transactions are conducted by the foreign exchange market.

b.      The Line of Credit.  The Banks  severally agree to make a revolving line
        of credit ("Line of Credit")  available to ADESA on the following  terms
        and subject to the following conditions:

           (i)    The  Commitment  -- Use of Proceeds.  From this date and until
                  the  Maturity   Date,   the  Banks  agree  to  make   Advances
                  (collectively,  the  "Line  of  Credit  Commitment")  under  a
                  revolving line of credit from time to time to ADESA of amounts
                  not   exceeding    Eighteen   Million   and   No/100   Dollars
                  ($18,000,000)  in  the  aggregate  at  any  time  outstanding,
                  provided  that all of the  Conditions  of  Lending  stated  in
                  Section 8 of this Agreement as being applicable to the Line of
                  Credit  have been  fulfilled  at the time of each  Advance and
                  provided,  further,  that no Bank will make Advances in excess
                  of its Commitment as set forth on Schedule A attached  hereto.
                  Proceeds of the line of Credit  shall be used by ADESA only to
                  fund its  working  capital  requirements  and to make  working
                  capital loans to the Subsidiaries named in the following table
                  in maximum  aggregate  amounts  outstanding  at any time as to
                  each such  Subsidiary  not to exceed the amounts  shown in the
                  table  opposite the names of the respective  Subsidiaries  and
                  for no other purpose:


                  Subsidiary                                       Maximum
                  ----------                                    Amount of Loans
                                                                ---------------
                                                                
                  Greater Buffalo Auto Auction, Inc.                $ 7,000,000
                  ADESA-Ohio, Inc.                                   10,000,000
                  Auto Dealers Exchange of Memphis, Inc.              7,000,000
                  A.D.E. of Birmingham, Inc.                          7,000,000
                  A.D.E. of Lexington, Inc.                           5,000,000

                                      18



                  A.D.E. Management Company                           7,000,000
                  A.D.E. of Jacksonville, Inc.                       10,000,000
                  ADESA Indianapolis, Inc.                           20,000,000
                  Auto Dealers Exchange of Concord, Inc.             15,000,000
                  A.D.E. of Knoxville, Inc.                           5,000,000
                  ADESA Canada, Inc.                                 20,000,000
                  ADESA-Charlotte, Inc.                               7,000,000
                  ADESA Austin, Inc.                                  5,000,000
                  ADESA Auto Transport, Inc.                          6,000,000
                  ADESA-South Florida, LLC                            7,000,000
                  ADESA New Jersey, Inc.                             20,000,000
                  Auto Banc Corporation                               3,000,000


                  Proceeds of an  Advance  under the Line of Credit  may not be 
                  used to make principal reductions on the ADESA Revolver.

           (ii)   Method of Borrowing. The obligation of ADESA to repay the Line
                  of Credit  shall be  evidenced  by the  promissory  notes (the
                  "Line  of  Credit  Notes")  of  ADESA  payable  to each of the
                  respective  Banks in the form of  Exhibit  "C".  So long as no
                  Event of Default  or  Unmatured  Event of  Default  shall have
                  occurred and be continuing and until the Maturity Date.  ADESA
                  may borrow, repay and reborrow under the Line of Credit on any
                  Banking Day,  provided  that no borrowing  may cause the total
                  principal  outstanding to exceed the Line of Credit Commitment
                  or may result in an Event of Default or an Unmatured  Event of
                  Default.  Each  Advance  under  the  Line of  Credit  shall be
                  conditioned  upon  receipt  by  the  Agent  from  ADESA  of an
                  Application  for Loan  Advance and an  Officer's  Certificate,
                  provided  that  the  Agent  may,  at  its  discretion,  make a
                  disbursement  upon  the  oral  request  of  ADESA  made  by an
                  Authorized Officer, or upon a request transmitted to the Agent
                  by telephone  facsimile ("fax") machine,  or by any other form
                  of written  electronic  communication  (all such  requests for
                  Advances being hereafter referred to as "informal  requests").
                  In so doing,  the Agent may rely on any informal request which
                  shall  have been  received  by it in good  faith from a person
                  reasonably believed to be an Authorized Officer. Each informal
                  request  shall  be  promptly  confirmed  by  a  duly  executed
                  Application and Officer's Certificate if the Agent so requires
                  and shall in and of itself  constitute the  representation  of
                  ADESA that no Event of Default or  Unmatured  Event of Default
                  has occurred and is continuing or would result from the making
                  of the requested  Advance and that the making of the requested
                  Advance shall not cause the  principal  balance of the Line of
                  Credit to exceed the

                                      19



                  Line of Credit Commitment. All borrowings and reborrowings and
                  all  repayments  shall  be in  amounts  of not  less  than Two
                  Hundred Fifty Thousand and No/100 Dollars  ($250,000),  except
                  for repayment of the entire  principal  balance of the Line of
                  Credit.   Notwithstanding   any   other   provision   of  this
                  subsection,  the Banks shall not be required to make more than
                  two Advances in any week. Upon receipt of an  Application,  or
                  at the Agent's  discretion upon receipt of an informal request
                  for an Advance and upon compliance  with any other  Conditions
                  of Lending stated in Section 8 of this Agreement applicable to
                  the Line of Credit, the Agent shall disburse the amount of the
                  requested Advance to ADESA, and shall be made ratably from the
                  Banks  in  proportion  to  their  respective   Commitments  in
                  accordance  with  Section  2.d.  hereof.  The Agent shall give
                  prompt  telephonic,  telex or  telecopy  notice to each of the
                  Banks of any Advance  request  received.  All  Advances by the
                  Banks and  payments by ADESA shall be recorded by the Banks on
                  their books and records,  and the principal amount outstanding
                  from time to time,  plus interest  payable  thereon,  shall be
                  determined by reference to the books and records of the Banks.
                  The Banks' and  Agent's  books and  records  shall be presumed
                  prima facie to be correct as to such matters.

           (iii)  Interest on the Line of Credit.  The  principal  amount of the
                  Line of  Credit  outstanding  from  time to  time  shall  bear
                  interest until maturity of the Notes at a rate per annum equal
                  to the Prime-based  Rate. After maturity,  whether on the Line
                  of Credit Maturity Date or on account of acceleration upon the
                  occurrence of an Event of Default, and until paid in full, the
                  Line of Credit  shall bear  interest at a per annum rate equal
                  to  the  Prime-based  Rate  plus  two  percent  (2%).  Accrued
                  interest shall be due and payable monthly on the first Banking
                  Day of each month and at maturity.  After  maturity,  interest
                  shall be payable as accrued and without demand.

           (iv)   Extensions of Maturity  Date.  The Banks may, upon the request
                  of ADESA, but at the Banks' sole  discretion,  extend the Line
                  of  Credit  Maturity  Date  from time to time to such date or
                  dates as the Banks may  elect by notice in  writing  to ADESA,
                  and upon any such extension and upon execution and delivery by
                  ADESA of Line of Credit Notes reflecting the extended maturity
                  date, the date to which the Line of Credit  Commitment is then
                  extended  will become the Line of Credit  "Maturity  Date" for
                  purposes of this Agreement.

           (v)    Standby Letters of Credit.  At any time that ADESA is entitled
                  to an Advance under the Line of Credit,  the Agent shall, upon
                  the  application  of ADESA,  issue for the account of ADESA, a
                  standby  letter of credit  (any  such  letter of credit  being
                  referred to in this Agreement as an "L/C") in an amount not in
                  excess of the maximum Advance that ADESA would then

                                      20



                  be entitled to obtain under the Line of Credit,  provided that
                  (i) the total  amount of L/C's  which are  outstanding  at any
                  time shall not exceed $2,000,000, (ii) the issuance of any L/C
                  with a  maturity  date  beyond  the  Maturity  Date  shall  be
                  entirely at the discretion of the Banks,  (iii) the purpose of
                  each  L/C  shall  be to  secure  to a  customer  of ADESA or a
                  Subsidiary, payment for or return of vehicles and certificates
                  of title or  certificates  of origin to vehicles  delivered to
                  ADESA or a  Subsidiary  for sale at  auction  in the  ordinary
                  course of  business  of ADESA and its  Subsidiaries,  (iv) the
                  form of the requested L/C shall be  satisfactory  to the Agent
                  in the reasonable exercise of the Agent's discretion,  and (v)
                  ADESA shall have  executed an  application  and  reimbursement
                  agreement  for the L/C (a  "Reimbursement  Agreement")  in the
                  Agent's  standard form, a copy of the current version of which
                  is attached as Exhibit  "E".  Each Bank shall  purchase a risk
                  participation in each L/C issued equal to its pro rata portion
                  of the  face  amount  of the L/C and  agrees  to  remit to the
                  Agent,  in funds  available  for immediate use by the Agent in
                  Indianapolis,  Indiana,  its pro rata  portion of each payment
                  made by the Agent on an L/C,  promptly  upon receipt of notice
                  from the Agent of such payment. The Agent shall promptly remit
                  to each Bank it pro rata  portion of all  applicable  fees and
                  reimbursements  received by the Agent from  ADESA.  ADESA will
                  pay the  Agent a  commission  for  each  standby  L/C  issued,
                  calculated  at the L/C  Commission  Rate then in effect on the
                  maximum  amount  available  to be drawn under the standby L/C,
                  which  commission shall be shared pro rata with the Banks less
                  a .125%  Agent  fee.  ADESA  shall  pay the  Agent's  standard
                  transaction fees with respect to any transactions occurring in
                  respect of any L/C's.  Transaction fees shall belong solely to
                  the Agent. Commissions shall be payable when the related L/C's
                  are  issued  and  transaction   fees  shall  be  payable  upon
                  completion  of the  transaction  as to which they are charged.
                  All such  commissions  and fees may be debited by the Agent to
                  any deposit  account of ADESA  carried with the Agent  without
                  further  authority,  and in any event,  shall be paid by ADESA
                  within ten (10) days following billing.

           (vi)   Mandatory Monthly Paydown. Notwithstanding any other provision
                  of this  Section  2.b.,  ADESA  shall  make such  payments  on
                  account of the principal  balance of the Line of Credit as may
                  be necessary so that on not less than two (2)  non-consecutive
                  Banking Days in each calendar month the outstanding  principal
                  balance of the Line of Credit  does not exceed  Seven  Million
                  Two Hundred  Thousand  and No/100  Dollars  ($7,200,000).  For
                  purposes  of this  subsection,  any  Banking  Days  which  are
                  separated  only by days  which are not  Banking  Days shall be
                  considered to be consecutive.

                                      21



c.      Procedures  for  Electing   LIBOR-based  Rates  --  Certain  Effects  of
        Election.  A LIBOR-based Rate may be elected by ADESA only in accordance
        with  the  following  procedures,  shall  be  subject  to the  following
        conditions  and the  election  of a  LIBOR-based  Rate  shall  have  the
        following consequences in addition to other consequences stated in this
        Agreement:

           (i)    No  LIBOR-based  Rate may be  elected  at any time an Event of
                  Default or an Unmatured  Event of Default  shall have occurred
                  and  is  continuing.  Further,  no  LIBOR-based  Rate  may  be
                  selected for an Interest  Period  beyond the Maturity Date for
                  the ADESA Revolver.

           (ii)   A LIBOR-based Rate may only be elected on the entire principal
                  balance of the ADESA Revolver or as to any portion  thereof as
                  to which no  previous  LIBOR-based  Rate  election  remains in
                  effect, or new Advance thereunder,  in a minimum amount of One
                  Million and No/100 Dollars  ($1,000,000) or integral  multiple
                  thereof, for an applicable Interest Period.  Interest accruing
                  at a  LIBOR-based  Rate shall be  payable in arrears  (a) with
                  respect to Interest  Periods of three  months or less,  on the
                  last  day of the  Interest  Period  and (b)  with  respect  to
                  Interest  Periods  longer  than three  months,  on the date(s)
                  occurring  every  three  months  and  on the  last  day of the
                  Interest Period.

           (iii)  Voluntary prepayment prior to scheduled maturity of all or any
                  portion of the ADESA Revolver on which interest is accruing at
                  a LIBOR-based Rate shall be subject to contemporaneous payment
                  of the Prepayment  Premium if, at the time of prepayment,  the
                  Reinvestment  Rate is less than the LIBOR-based  Rate at which
                  interest accrues on the ADESA Revolver.  A Prepayment  Premium
                  shall  also be due and  payable  on  prepayment  of all or any
                  portion  of the ADESA  Revolver  prior to  scheduled  maturity
                  because of acceleration of maturity on account of an Event of
                  Default  if,  at the time of  acceleration  of  maturity,  the
                  Reinvestment  Rate is less than the LIBOR-based  Rate at which
                  interest is accruing on the ADESA Revolver.  If at the time of
                  any  voluntary or mandatory  prepayment  of any portion of the
                  principal of the ADESA  Revolver,  interest  accrues at both a
                  LIBOR-based  Rate and at a Prime-based Rate on portions of the
                  ADESA  Revolver,  then any  prepayment  of  principal  will be
                  applied  first to the  portion of the ADESA  Revolver on which
                  interest  accrues  at the  Prime-based  Rate  and  next to the
                  portion or portions at which interest accrues at a LIBOR-based
                  Rate or Rates,  and if interest  accrues on the ADESA Revolver
                  at more than one  LIBOR-based  Rate,  first to that portion or
                  those  portions on which  interest  accrues at a Rate or Rates
                  which  results  in  no   Prepayment   Premium  or  the  lowest
                  Prepayment Premium or Premiums.

                                      22


           (iv)   Upon  three (3)  Banking  Days  notice,  ADESA may  request an
                  Advance  at a  LIBOR-based  Rate for an  appropriate  Interest
                  Period, from the Agent. As soon as possible,  and in any event
                  before the close of  business  on the next  following  Banking
                  Day, the Agent shall determine such LIBOR-based Rate and shall
                  immediately   notify  the  Banks  of  the   request   and  the
                  LIBOR-based Rate determined.  A request for a LIBOR-based Rate
                  by ADESA is  irrevocable  once made.  The Interest  Period for
                  which any  LIBOR-based  Rate is  effective  shall begin on the
                  third  Banking Day following the day on which the quotation is
                  requested.

           (v)    An  election of a  LIBOR-based  Rate and  applicable  Interest
                  Period  may be  communicated  to the  Agent on behalf of ADESA
                  only  by  an   Authorized   Officer.   Such  election  may  be
                  communicated  by telephone,  or by telephone  facsimile  (fax)
                  machine or any other form of written electronic communication,
                  or by a writing  delivered to the Agent. At the request of the
                  Agent,  ADESA shall  confirm any  election in writing and such
                  written confirmation shall be signed by an Authorized Officer.
                  The  Agent  shall be  entitled  to rely on an oral or  written
                  electronic  communication of an election of a LIBOR-based Rate
                  and Interest Period which is received by an appropriate  Agent
                  employee from anyone reasonably believed in good faith by such
                  employee to be an Authorized Officer.

           (vi)   Notwithstanding  any other  provision of this  Agreement,  the
                  Agent may elect not to quote a LIBOR-based  Rate on any day on
                  which the Agent has  determined  that it is not  practical  to
                  quote such rate because of the  unavailability  of  sufficient
                  funds   to  the   Banks   for   appropriate   terms  at  rates
                  approximating  the relevant London  Interbank  Offered Rate or
                  because  of  legal  or   regulatory   changes  which  make  it
                  impractical  or  burdensome  for the Banks to lend  money at a
                  LIBOR-based Rate.

d.      Provisions  Applicable to All of the Loans. The following provisions are
        applicable to all of the Loans:

           (i)    Calculation  of  Interest.  Interest  on the  Loans  shall  be
                  calculated  on the basis  that an entire  year's  interest  is
                  earned in 360 days,  comprised of twelve (12) thirty  (30)-day
                  months.

           (ii)   Manner of Payment - Application. All payments of principal and
                  interest  on the Loans  shall be payable at such office as the
                  Agent shall specify or at the principal office of the Agent in
                  Indianapolis, Indiana, in funds

                                      23



                  available  for the Agent's  immediate  use in that city and no
                  payment will be considered to have been made until received in
                  such funds, except for payments in Canadian  dollars  required
                  under Section  2.a(vi)(A).  The Agent may debit any depository
                  account of ADESA for the payment of principal,  interest,  and
                  fees when due and payable. All payments received on account of
                  any of the Loans will be applied first to the  satisfaction of
                  any interest  which is then due and payable,  and to principal
                  only  after all  interest  which is due and  payable  has been
                  satisfied.  The Agent shall promptly disburse to the Banks all
                  payments received from ADESA.

           (iii)  Disbursement  of Advances and Agent  Reliance on Bank Funding.
                  Not later  than 1:00 p.m.  (Indianapolis  time) on the date of
                  any Advance  under the Loans,  each Bank shall make  available
                  its pro rata  portion of the  Advance in  accordance  with its
                  Commitment  in funds  immediately  available in  Indianapolis,
                  Indiana at the principal office of the Agent, or at such other
                  office as the Agent shall  specify,  except to the extent such
                  Advance  is a  reborrowing,  in  whole  or  in  part,  of  the
                  principal  amount of a  maturing  Advance,  in which case each
                  Bank  shall  record the  Advance  made by it as a part of such
                  reborrowing  on its books and  records or on a schedule to its
                  respective Notes, and shall effect the repayment,  in whole or
                  in part, as appropriate,  of its maturing  Advance through the
                  proceeds  of such  new  Advance.  The  Agent  shall  make  the
                  proceeds of each new Advance available to ADESA at the Agent's
                  principal  office in Indianapolis,  Indiana,  or at such other
                  office as the Agent shall  specify not later than the close of
                  business  on such  date.  Unless  the  Agent  shall  have been
                  notified  by a Bank prior to (or, in the case of an Advance at
                  a Prime-based Rate, by 11:00 a.m.,  Indianapolis time, on) the
                  date on which such Bank is  scheduled  to make  payment to the
                  Agent of the  proceeds of an Advance  (which  notice  shall be
                  effective upon receipt) that such Bank does not intend to make
                  such  payment,  the Agent may  assume  that such Bank has made
                  such payment when due and the Agent may in reliance  upon such
                  assumption  (but shall not be required  to) make  available to
                  ADESA the proceeds of the requested Advance to be made by such
                  Bank and, if any Bank has not in fact made such payment to the
                  Agent, such Bank shall, on demand, pay to the Agent the amount
                  made available to ADESA attributable  to such Bank together 
                  with interest  thereon in respect to each day during the
                  period  commencing  on the date such amount was made available
                  to ADESA and ending on (but excluding)  the date,  such Bank
                  pays such amount to the Agent at a rate per annum  equal to 
                  the  Prime-based  Rate.  If such amount is not received from 
                  such Bank by the Agent immediately upon  demand,  ADESA will,
                  on demand,  repay to the Agent the proceeds  of  the  Advance
                  attributable  to  such  Bank  with interest  thereon  at a
                  rate per annum  equal to the  interest rate  applicable  to
                  the  relevant  Advance,  but without such payment being 
                  considered a

                                      24


                  prepayment  so  that  ADESA  will  have no  liability  for any
                  Prepayment  Premium with respect to such payment.  Neither the
                  Agent or any other Bank shall have any liability or obligation
                  to fund any other Bank's pro-rata portion of any Advance.

           (iv)   Agent Fee. In  addition  to all other fees or charges  payable
                  hereunder,  an agent fee shall be due and  payable by ADESA to
                  the Agent on the date of this Agreement in the amount of .075%
                  of  $93,000,000.  Such  agent fee shall  belong  solely to the
                  Agent as compensation for its services as Agent for the Banks.

        Section 3. THE LETTER OF CREDIT. On April 22, 1992, Bank One issued its
Letter of Credit No. S-4269-G (the "Letter of Credit") in the original amount of
$35,787,500.00  in favor of the  Trustee  and for the  account  of ADESA with an
original  expiration  date of May 6,  1995.  A copy of the  Letter  of Credit is
attached as part of Exhibit "F". Bank One hereby agree to extend the  expiration
date of the Letter of Credit to June 30, 1998,  in  accordance  with a Letter of
Extension  in the form  attached  as part of Exhibit  "F".  The Letter of Credit
secures  payment of the  Floating  Rate Notes and is subject to the terms stated
therein.  The Letter of Credit was issued  pursuant to the terms of the Original
Agreement and after the date of this Agreement shall be subject to the following
terms and  conditions,  and all other  terms and  conditions  of this  Agreement
concerning ADESA's Obligations with respect to the Letter of Credit:

a.      Reimbursement.  So long as the  Letter of Credit is  outstanding,  ADESA
        will  maintain  a demand  deposit  account  with Bank One (the  "Blocked
        Account")  through which the  transactions  described in this subsection
        will regularly be accomplished.  All amounts  deposited into the Blocked
        Account  shall  be held by Bank  One as cash  collateral  for all of the
        Obligations.  The  Blocked  Account  shall be used by ADESA only for the
        purposes  provided for in this  Agreement,  and the terms of the Blocked
        Account  shall be such  that it shall be a  "blocked"  account,  so that
        transfers of funds from the Blocked Account may be made only by Bank One
        or by ADESA with the  concurrence of the Required Banks. On the Business
        Day of each  calendar  month that is two (2) Business Days prior to each
        Floating  Rate Note Interest  Payment Date,  ADESA will deposit into the
        Blocked Account such amount as may be necessary,  after giving effect to
        the  transfer  to the Blocked  Account  from the  Sinking  Fund  Reserve
        scheduled  to occur on the same date under the terms of Section  5.f, to
        cause  the  balance  of the  Blocked  Account  to be not  less  than the
        anticipated amount of principal and interest that will be due on account
        of the  Floating  Rate  Notes at the next  Floating  Rate Note  Interest
        Payment Date,  plus the amount of the  transaction  fee (provided for in
        Section  3.b) which will be due upon Bank One's  Payment of the  related
        Drawing or  Drawings  under the  Letter of Credit.  After and only after
        honoring  a  Drawing  for the  anticipated  payment,  Bank One  shall be
        entitled, without further authorization from ADESA, to charge the amount
        of such Drawing and the related  transaction  fee to the Blocked Account
        or any other deposit  account  maintained by ADESA with Bank One. Should
        ADESA's deposit balances with Bank One be insufficient to reimburse Bank
        One for any Drawing under the Letter of Credit,

                                      25



        together  with the related  transaction fee, then ADESA shall pay to the
        Agent  immediately and  unconditionally  upon demand, an amount equal to
        the  unreimbursed  portion of such  Drawing and the related  transaction
        fee,  together with interest on such amount at the Prime Rate plus three
        and one-half percent (3-1/2%) per annum from the date of payment of such
        Drawing until the amount  thereof is reimbursed to Bank One. In the case
        of any Remarketing Drawing,  ADESA shall unconditionally pay to Bank One
        on the  ninetieth  (90th)  day  following  payment  by Bank  One of such
        drawing,  or if such  ninetieth  day is not a Business  Day, then on the
        next  following  Business Day, any balance of the amount of such Drawing
        which shall not then have been  reimbursed to Bank One by the payment of
        remarketing proceeds to Bank One or otherwise, together with interest on
        such  portions of such  Remarketing  Drawing as shall not,  from time to
        time, have been reimbursed to Bank One,  accrued at the Prime-based Rate
        for Line of Credit Advances,  and with interest after such 90 day period
        accrued at the  Prime-based  Rate for Line of Credit  Advances  plus two
        percent (2%) per annum.  Upon being  reimbursed in full with interest as
        provided in this Agreement for any Remarketing  Drawing,  Bank One shall
        deliver any Pledged  Notes that were  purchased  by the Trustee with the
        proceeds  of  such  Remarketing   Drawing,  and  which  shall  not  have
        previously  been  delivered  by Bank  One upon  sale by the  Remarketing
        Agent,  to the  Trustee  for  cancellation  pursuant to the terms of the
        Trust  Indenture.  As used  in this  paragraph,  the  term  "remarketing
        proceeds"  means  proceeds  from  the  resale  of  Pledged  Notes by the
        Remarketing  Agent,  which  Pledged  Notes  shall have been  tendered or
        deemed  tendered to the Trustee for repurchase  pursuant to the terms of
        the Trust Indenture. The term "Floating Rate Note Interest Payment Date"
        is used in this  subsection  as the  term  "Interest  Payment  Date"  is
        defined in the Letter of Credit. For the avoidance of doubt, it is noted
        that  notwithstanding  any other provision of this Agreement  including,
        without  limitation,  any provision  requiring  ADESA to give collateral
        security for ADESA'S  obligation to reimburse  Bank One for amounts paid
        on  account  of the  Letter of  Credit in  advance  of any  payment,  no
        reimbursement  obligation  on the part of ADESA shall exist with respect
        to any payment by Bank One on account of the Letter of Credit until such
        payment  shall  have been  made.  Regardless  of whether or not any cash
        collateral  is  voluntarily  pledged by ADESA or any of its  affiliates,
        Bank One shall not use any of such cash  collateral to honor draws under
        the Letter of Credit.

b.      Risk  Participation.  Each  Bank  shall  purchase  from  Bank One a risk
        participation  in the Letter of Credit  equal to its pro rata portion of
        the Maximum Available  Credit,  as set forth in Schedule A hereto.  Each
        Bank agrees to remit to Bank One, in funds  available  for immediate use
        by Bank  One in  Indianapolis,  Indiana,  its pro rata  portion  of each
        payment  made by Bank One for a  drawing  under the  Letter  of  Credit,
        promptly upon receipt of notice from Bank One of such payment.  Bank One
        agrees to  promptly  remit to each  Bank,  its pro rata  portion  of all
        applicable  fees  and  reimbursements  received  by Bank One from and on
        behalf of ADESA,  but only when and if  received  by Bank One.  Bank One
        shall be entitled to exercise its absolute  discretion in  administering
        the Letter of Credit and in  enforcing,  refraining  from  enforcing and
        determining  the manner in which it may enforce any of its rights  under
        the Letter of Credit, the Trust Indenture, the

                                      26

        other  Floating Rate  Documents and this Agreement and in any collateral
        furnished pursuant to the terms of this Agreement. Bank One shall not be
        required to consult with the Banks as to any such matters or to take any
        direction from any of the Banks with regard thereto.  Bank One shall not
        incur any  liability  to the Banks with  respect to any action  taken or
        omitted by bank One,  including any action taken or omitted  pursuant to
        the terms of the Trust Indenture, provided only that Bank One shall have
        acted in good  faith and with  reasonable  care.  Without  limiting  the
        generality of the foregoing,  Bank One shall be entitled to rely and act
        upon any document or communication which Bank One in good faith believes
        to be genuine and to have been  authorized by the person on whose behalf
        it is  presented  or given and which  (in the case of any  document)  is
        regular on its face.  The Banks  specifically  excuse  Bank One from any
        duty Bank One might  otherwise  have to make  further  inquiry  into the
        genuineness or due authorization of any such document or notice.

c.      Commission  and  Transaction  Fees. On October 1, 1995, and on the first
        Banking Day of each calendar  quarter  thereafter (each of which days is
        hereafter  referred to as a "Commission  Due Date").  ADESA shall pay to
        Bank One for the  benefit  of the Banks a  commission  for  issuing  and
        maintaining the Letter of Credit for the calendar  quarter in which such
        Commission  Due Date  occurs,  computed at a per annum rate equal to the
        Applicable  Letter  of  Credit  Commission  Rate  then in  effect on the
        Maximum  Available Credit which commission shall be shared pro rata with
        the Banks less a .125%  Agent fee,  and ADESA shall also pay to Bank One
        solely an administration  fee in the amount of one-eighth percent (1/8%)
        per annum of the Maximum  Available  Credit, in each case as the Maximum
        Available Credit is scheduled to increase and decrease during the period
        beginning on the  Commission  Due Date and ending on the last day of the
        calendar  quarter in which the  Commission  Due Date occurs by reason of
        anticipated  draws for  scheduled  payments of principal and interest on
        the  Floating  Rate  Notes,  and  assuming  the   reinstatement  of  the
        availability of all Interest  Drawings to the extent provided for in the
        Letter  of  Credit;   provided  that  for  purposes  of  computing  each
        commission  and  administration  fee, the amount of an Interest  Drawing
        which is subject to automatic  reinstatement  will be  considered  to be
        reinstated as of the date of such  Drawing.  There shall be no reduction
        in the amount of commission or administration fee due and payable on any
        Commission   Due  Date,   nor  shall  any   refund  of   commission   or
        administration fee be due ADESA on account of full or partial prepayment
        of the Floating Rate Notes or because of the cancellation of the Pledged
        Notes  purchased  with the proceeds of a Remarketing  Drawing during the
        quarter following the Commission Due Date as of which the amount of such
        commission or  administration  fee is  established  or on account of the
        election of Bank One not to restore  the  availability  of any  Interest
        Drawing.  The amount of the  commission and  administration  fee due and
        payable as of any  Commission  Due Date shall not be reduced,  nor shall
        any refund of the  commission  or  administration  fee be due because of
        cancellation or termination of the Letter of Credit for whatever reason,
        with the exception only that if the Letter of Credit is replaced with an
        "Alternate  Letter of Credit" (as provided  for in the Trust  Indenture)
        within six (6) months  following an increase of twenty  percent (20%) or
        more in the amount of the Letter of Credit

                                      27


        commission,  which  increase  is  imposed  by Bank One  pursuant  to the
        provisions of Section 3.d, then Bank One shall make a pro rata refund to
        ADESA of any Letter of Credit  commission which shall have been paid for
        a period  which shall not have  expired on the date the Letter of Credit
        is replaced. A transaction fee shall be payable by ADESA to Bank One for
        each Drawing  under the Letter of Credit in the amount of  one-eighth of
        one  percent  (1/8%)  of the  amount  of the  Drawing  or Sixty  Dollars
        ($60.00),  whichever is greater. Transaction fees on account of Drawings
        shall  be due on the day  when  the  Drawing  is paid by Bank  One.  All
        commissions  and fees payable  under the terms of this Section 3.c shall
        be payable with  interest at the Prime Rate plus two and  three-quarters
        percent  (2-3/4%) per annum from the date due until paid.  If the Letter
        of Credit is  transferred  to a new  beneficiary  pursuant  to the terms
        thereof, then ADESA promises to pay to Bank One promptly upon its demand
        a transfer fee in the amount then  customarily  assessed by Bank One for
        transfers of letters of credit of the same type and amount as the Letter
        of Credit. The administration fee, transaction fees and transfer fee are
        payable solely to Bank One and will not be shared with the Banks.

        d.  Additional  Amounts  Payable.  If any  change  in or the  enactment,
        adoption  or  judicial  or  administrative  interpretation  of any  law,
        regulation,   treaty,   guideline  or  directive   (including,   without
        limitation,  Regulation  D of the  Board  of  Governors  of the  Federal
        Reserve  System)  either  (i)  subjects  Bank  One or the  Banks  to any
        additional tax, duty,  charge,  deduction or withholding with respect to
        the  Letter  of  Credit  or any  amount  paid by Bank  One or the  Banks
        thereunder  or received  by Bank One or the Banks  under this  Agreement
        (other  than a tax  measured  by the net or gross  income or revenues of
        Bank One or the  Banks),  or (ii)  imposes  or  increases  any  reserve,
        special  deposit,  or  similar  requirement  on account of the Letter of
        Credit, or (iii) imposes increased minimum capital  requirements on Bank
        One or the Banks on account  of their  issuing or sharing in the risk of
        the  Letter of Credit,  and if any of the  foregoing  (w)  results in an
        increase to Bank One or the Banks in the cost of maintaining  the Letter
        of Credit or making any payment on account of the Letter of Credit,  (x)
        reduces  the amount of any payment  receivable  by Bank One or the Banks
        under this  Agreement,  (y)  requires  Bank One or the Banks to make any
        payment  calculated by reference to the gross amount of any sum received
        or paid by Bank One or the  Banks  pursuant  to the  Letter of Credit or
        this  Agreement  (other than a tax  measured by Bank One's or the Banks'
        gross or net income or  revenues)  or (z)  reduces the rate of return on
        Bank One or the  Banks'  capital,  ADESA  shall  pay to Bank One and the
        Banks, as additional commission for the Letter of Credit, such amount as
        will compensate Bank One and the Banks for such increased cost,  payment
        or  reduction.  Any such payment shall be made to Bank One and the Banks
        within 15 days of demand  and  presentation  of a  certificate  to ADESA
        containing a statement of the cause of such increased  cost,  payment or
        reduction and a calculation of the amount  thereof,  which statement and
        calculation shall be deemed prima facie to be correct. For the avoidance
        of doubt, it is noted that any additional  commission  payable under the
        terms of this subsection shall be computed on the basis of the quarterly
        commission  payable on account of the Letter of Credit,  notwithstanding
        the sale of

                                      28



        participations  in the risk and  funding  requirements  of the Letter of
        Credit permissible under the terms of this Agreement.

e.      Place and  Application  of  Payments --  Calculation  of  Interest.  All
        payments  required to be made under this Section 3 shall be made to Bank
        One at its principal office in Indianapolis, Indiana, in funds available
        for Bank One's  immediate  use at that city and no such  payment will be
        considered to have been made until received in such funds.  All interest
        due under any  provision  of this Section 3 shall be  calculated  on the
        basis of a year of 360 days, and on the actual number of days elapsed.

f.      Presentment and  Collection.  The Trustee and its successors as users of
        the Letter of Credit shall be deemed for  purposes of this  Agreement to
        be the  agents  of ADESA  and ADESA  assumes  all  risks of their  acts,
        omissions or misrepresentations.  Neither the Agent, the Banks, Bank One
        nor any of their affiliates or  correspondents  shall be responsible for
        the validity,  sufficiency,  truthfulness or genuineness of any document
        required to draw under the Letter of Credit even if such document should
        in  fact  prove  to be in  any or all  respects  invalid,  insufficient,
        fraudulent  or forged,  provided  only that the document  appears on its
        face to be in accordance with the terms of the Letter of Credit,  or for
        failure of any draft to bear  reference  or  adequate  reference  to the
        Letter of  Credit or  failure  of any  person to note the  amount of any
        draft on the Letter of Credit or to  surrender  or take up the Letter of
        Credit,  each of which  provisions  may be waived  by Bank  One,  or for
        errors, omissions,  interruptions, or delays in transmission or delivery
        of any messages or  documents.  Without  limiting the  generality of the
        foregoing,  any action taken by the Agent, the Banks, Bank One or any of
        their  correspondents  under or in connection with the Letter of Credit,
        if taken in good faith and with reasonable  care,  shall be binding upon
        ADESA and  shall  not put the  Agent,  the  Banks,  Bank One or any such
        correspondent  under any  resulting  liability  to ADESA and ADESA makes
        like agreement as to any omission  unless in breach of good faith.  Bank
        One is expressly  authorized  to honor any request for payment  which is
        made  under and in  compliance  with the  terms of the  Letter of Credit
        without  regard to and without any duty on its part to inquire  into the
        existence  of any  disputes  or  controversies  between  ADESA  and  the
        beneficiaries  of the  Letter of Credit  or any  other  person,  firm or
        corporation or into the respective rights,  duties or liabilities of any
        of them or whether any facts or  occurrences  represented  in any of the
        documents presented under the Letter of Credit are true and correct.

g.      Proceeds of the Floating Rate Notes. The entire proceeds of the Floating
        Rate Notes were advanced by Funding to ADESA and, ADESA represents, have
        been used by ADESA as  provided  in the  Original  Agreement  and for no
        other purposes.

h.      Cancellation  Fee.  ADESA  shall pay to the Banks a fee in the amount of
        one-half percent (1/2%) of the Maximum  Available Credit if the Floating
        Rate Notes are  prepaid by ADESA  prior to  expiration  of the Letter of
        Credit or if ADESA  replaces  the  Letter of Credit  with an  "Alternate
        Letter of Credit" as provided for in the Trust Indenture, provided that,
        in either  case,  such  cancellation  fee shall be  payable  only if the
        rating of

                                      29


        Bank One's  long-term  debt by  Standard & Poor's  Corporation  is A- or
        higher at the time the Floating  Rate Notes are prepaid or the Letter of
        Credit  is  replaced.   Notwithstanding  any  other  provision  of  this
        subsection,  no fee will be  payable on  account  of  prepayment  of the
        Floating Rate Notes or on account of replacement of the Letter of Credit
        with an Alternate  Letter of Credit if such event occurs  within six (6)
        months  following  an  increase of twenty  percent  (20%) or more in the
        amount of the Letter of Credit commission,  which increase is imposed by
        the Banks pursuant to the provisions of Section 3.d

        Section 4.  REPRESENTATIONS AND WARRANTIES.  To induce the Banks to make
the Loans, as provided for in this Agreement,  ADESA, and Funding  represent and
warrant to the Banks that:

a.      Organization  of ADESA and Funding.  ADESA and Funding are  corporations
        organized  and in  existence  under  the laws of the  State of  Indiana.
        Funding is a wholly-owned  subsidiary of ADESA. Each of the Subsidiaries
        is a  corporation  organized  and in  existence  under  the  laws of the
        respective  states or  province of  incorporation  set forth in Schedule
        4.m.  Funding  has  no  Subsidiaries.   ADESA  has  no  class  of  stock
        outstanding other than its common stock.

b.      Authorization: No Conflict. The execution and delivery of this Agreement
        by ADESA and Funding,  the execution and delivery by ADESA,  Funding and
        each  Subsidiary of each of the other Credit  Documents and the Floating
        Rate Note  Documents  to which they are  respectively  parties,  and the
        performance by ADESA,  Funding and each  Subsidiary of their  respective
        obligations  under this Agreement and all of the other Credit  Documents
        and the  Floating  Rate Note  Documents  to which they are  respectively
        parties are within ADESA's,  Funding's and the  Subsidiaries'  corporate
        powers,  have been duly  authorized by all necessary  corporate  action,
        have received any required  governmental or regulatory  agency approvals
        and do not and will not contravene or conflict with any provision of law
        or of the articles of incorporation  or bylaws of any of ADESA,  Funding
        or the respective  Subsidiaries or of any agreement  binding upon any of
        ADESA,  Funding or their properties or upon the respective  Subsidiaries
        or their properties.

c.      Validity and Binding Nature.  This Agreement and all of the other Credit
        Documents and the Floating Rate Note  Documents to which ADESA,  Funding
        and the  respective  Subsidiaries  are parties are the legal,  valid and
        binding obligations of ADESA,  Funding and the respective  Subsidiaries,
        enforceable  against them in  accordance  with their  respective  terms,
        except  to  the  extent  that  enforcement  thereof  may be  limited  by
        bankruptcy,  insolvency,  reorganization,   moratorium  and  other  laws
        enacted  for the  relief of debtors  generally  and other  similar  laws
        affecting the enforcement of creditors' rights generally or by equitable
        principles which may affect the availability of specific performance and
        other equitable remedies.

                                      30


d.      Financial  Statements.  ADESA has  delivered  to the  Agent its  audited
        financial  statement as of December 31, 1994, and its unaudited  interim
        financial statements as of June 30, 1995, and for the fiscal quarter and
        partial fiscal year then ended.  Such  statements  have been prepared in
        accordance with generally accepted  accounting  principles  consistently
        applied except,  as to the June 30, 1995 statements,  for the absence of
        footnotes  and  adjustments  normally  made at year  end  which  are not
        material  in  amount.  Such  statements  present  fairly  the  financial
        position  of  ADESA  as of the  dates  thereof  and the  results  of its
        operations and cash flows for the periods  covered and since the date of
        such  statements  there  has  been no  material  adverse  change  in the
        financial  position  of ADESA or in the  results  of its  operations  or
        operating  cash flows. 

e.      Litigation  and  Contingent  Liabilities.  No  litigation,   arbitration
        proceedings or governmental  proceedings are pending or, to ADESA's best
        knowledge,   are  threatened  against  ADESA,  Funding  or  any  of  the
        Subsidiaries  which  would,  if  adversely  determined,  materially  and
        adversely  affect the  financial  position or  continued  operations  of
        ADESA,  Funding or any of the Subsidiaries.  None of ADESA,  Funding nor
        any Subsidiary has any material contingent  liabilities not provided for
        or disclosed in the financial  statements  referred to in Section 4.d or
        in the "Schedule of Exceptions" attached as Schedule 4.e.

f.      Liens.  None of the  assets  of ADESA,  Funding  or any  Subsidiary  are
        subject to any mortgage,  pledge,  title  retention  lien or other lien,
        encumbrance or security interest except for liens and security interests
        described in the exceptions enumerated in Section 7.b

g.      Employee  Benefit Plans.  Each Plan maintained by ADESA or by any of the
        Subsidiaries  is in material  compliance  with ERISA,  the Code, and all
        applicable  rules and  regulations  adopted  by  regulatory  authorities
        pursuant  thereto,  and ADESA and all of the Subsidiaries have filed all
        reports  and returns  required  to be filed by ERISA,  the Code and such
        rules and  regulations,  except for such omissions,  the consequences of
        which would be inconsequential. No Plan maintained by ADESA or by any of
        the  Subsidiaries  and no trust created under any such Plan has incurred
        any "accumulated funding deficiency" as defined in Section 302 of ERISA,
        and the present  value of all  benefits  vested  under each Plan did not
        exceed, as of the last annual valuation date, the value of the assets of
        the respective Plans allocable to such vested benefits. Neither ADESA
        nor any Subsidiary has any knowledge that any "reportable  event" as
        defined in ERISA has occurred with respect to any Plan.

h.      Payment of Taxes. ADESA,  Funding and all of the Subsidiaries have filed
        all federal,  state and local tax returns and tax related  reports which
        any of them is  required to file by any  statute or  regulation  and all
        taxes and any tax related  interest  payments and penalties that are due
        and payable have been paid,  except for taxes which are being  contested
        in good  faith and by  appropriate  proceedings  and for the  payment of
        which appropriate  reserves have been provided.  Adequate  provision has
        been made for the  payment  when due of all tax  liabilities  which have
        been incurred, but are not as yet due and payable.

                                      31



i.      Investment Company Act. None of ADESA,  Funding nor any Subsidiary is an
        "investment  company"  or  a  company  "controlled"  by  an  "investment
        company"  within the meaning of the  Investment  Company Act of 1940, as
        amended.

j.      Regulation  U. None of ADESA,  Funding  nor any  Subsidiary  is  engaged
        principally,  or as one of its important activities,  in the business of
        extending  credit for the purpose of purchasing or carrying margin stock
        within the  meaning of  Regulation  U of the Board of  Governors  of the
        Federal Reserve System.  Not more than twenty-five  percent (25%) of the
        consolidated  assets of  ADESA,  Funding  or of any of the  Subsidiaries
        consists of margin stock.

k.      Hazardous   Substances.   Except  as  disclosed  on  the   "Schedule  of
        Exceptions"  attached as Schedule  4.e, to the best  knowledge  of ADESA
        after due inquiry and  investigation,  there are no underground  storage
        tanks of any kind on any premises owned or occupied by or under lease to
        ADESA  or  any  Subsidiary  and  there  are no  tanks,  drums  or  other
        containers  of any kind on premises  owned or occupied by or under lease
        to ADESA or any  Subsidiary,  the contents of which are unknown to ADESA
        or the Subsidiaries. Except as disclosed on the "Schedule of Exceptions"
        attached  as Schedule  4.e.,  to the best  knowledge  of ADESA after due
        inquiry and  investigation,  no  premises  owned or occupied by or under
        lease to ADESA or any Subsidiary have ever been used, and as of the date
        of this  Agreement,  no such premises are being used for any  activities
        involving the use,  treatment,  transportation,  generation,  storage or
        disposal of any Hazardous  Substances in  reportable  quantities  and no
        Hazardous Substances in reportable  quantities have been released on any
        such  premises  nor is there any  threat  of  release  of any  Hazardous
        Substances in reportable quantities on any such premises.

l.      Other  Representations.  ADESA, Funding and each Subsidiary is qualified
        to do business  in every  jurisdiction  in which:  (i) the nature of the
        business  conducted or the character or location of properties  owned or
        leased by ADESA and  Subsidiaries,  or the  residences  or activities of
        employees  of  ADESA  and  the  Subsidiaries  make  such   qualification
        necessary,   and  (ii)  failure  so  to  qualify  could   reasonably  be
        anticipated  to impair the title of ADESA and  Subsidiaries  to material
        properties or the right of ADESA or any  Subsidiary to enforce  material
        contracts or result in exposure of ADESA and  Subsidiaries  to liability
        for material  penalties in such  jurisdiction.  No jurisdiction in which
        ADESA or any  Subsidiary  is not  qualified  to do business has asserted
        that ADESA or any  Subsidiary is required to be qualified  therein.  The
        principal   office  of  ADESA  is  located  at  1919  South  Post  Road,
        Indianapolis, Indiana. ADESA does not conduct any material operations or
        keep any material amounts of property at any other location. Funding was
        incorporated  on February 6, 1992,  and since its  incorporation  it has
        conducted no operations  and has engaged in no  transactions  other than
        those  necessarily  involved in the issuance of the Floating Rate Notes.
        The  principal  office of  Funding  is  located at 1919 South Post Road,
        Indianapolis,  Indiana. Funding does not conduct any material operations
        or keep any material amounts of property at any other location.

                                      32


m.      The  Subsidiaries.  Except as disclosed on the "Schedule of  Exceptions"
        attached as Schedule 4.e.,  Schedule 4.m.  attached  hereto lists all of
        the  direct and  indirect  Subsidiaries  of ADESA.  Such  Schedule  4.m.
        indicates the date of acquisition or formation, the state or province of
        incorporation  and the  total  number  of  shares  outstanding  for each
        Subsidiary.

n.      Corporate Names.  ADESA does not now, nor has ADESA during the past five
        years done business under any other name except "Auto Service  Exchange,
        Inc." Funding does not now, nor has Funding ever done business under any
        name other than "ADESA Funding  Corporation".  None of the  Subsidiaries
        has done  business  under  any name  other  than the name  indicated  in
        Schedule  4.m.  during the past five (5) years,  except  that ADESA Auto
        Transport,  Inc. was named "A.D.E.  Auctioneers  and  Appraisers,  Inc."
        prior to August 17, 1992; A.D.E. of Knoxville,  Inc. was formed in June,
        1993,  and  acquired  the assets of  Knoxville  Auto  Auction,  Inc. and
        H.H.H.,  Inc. d/b/a Lenoir City Auto Auction,  Inc.  ADESA Canada,  Inc.
        (formerly known as ADESA, (Montreal), Inc.) was formed July 20, 1993, to
        acquire  the  assets  and  rights  of  Montreal  Auto   Auction;   ADESA
        Indianapolis,  Inc. was formed in 1993 and is the surviving  corporation
        in a merger with Indianapolis Auto Auction,  Inc., and ADESA-Ohio,  Inc.
        was formerly known as Auto Dealers Exchange of  Cincinnati-Dayton,  Inc,
        and  ADESA-Ottawa,  Inc.  was  formerly  known as  Ottawa  Auto  Dealers
        Exchange, Inc.

        Section 5.  COLLATERAL  FOR THE  OBLIGATIONS.  The  Obligations  will be
secured as provided in this Section.

a.      The ADESA Security  Agreement.  The Obligations are and will continue to
        be secured by a security interest in all equipment,  inventory, accounts
        receivable  and  general  intangibles  of ADESA now  owned or  hereafter
        acquired  and in the  proceeds  thereof,  which  security  interest  was
        created and will  continue to exist by virtue of the Security  Agreement
        dated April 22, 1992,  executed by ADESA in favor of the Agent  pursuant
        to the  requirements  of the  Original  Agreement  (the "ADESA  Security
        Agreement").  ADESA shall execute the Amendment to Collateral  Documents
        in the form of Exhibit  "G"  attached  hereto to add all of the Banks as
        secured  parties  under  the  ADESA  Security  Agreement.  The  Security
        Agreement  provides  a security  interest  in the  collateral  described
        therein  subject only to liens and security  interests  described in the
        exceptions  enumerated in Section 7.b. The Agent acknowledges that as an
        incident to the execution of the Original  Agreement,  ADESA provided to
        the Agent appraisal reports with respect to the forced liquidation value
        of  substantially  all of the  equipment  then  owned by  ADESA  and the
        Subsidiaries.  ADESA  shall  provide  to the  Banks at  ADESA's  expense
        appraisal  reports,  addressed to the Banks,  of the forced  liquidation
        value of any equipment  subsequently  or hereafter  acquired by ADESA or
        any of  the  Subsidiaries,  which  acquisitions  individually  or in the
        aggregate  are  material to the  consolidated  financial  statements  of
        ADESA.  Upon the Banks'  request,  ADESA  shall  furnish to the Banks at
        ADESA's expense  currently  dated appraisal  reports with respect to the
        forced   liquidation  value  of  all  of  the  equipment  shown  in  the
        consolidated  financial  statements  of ADESA  from  time to time as the
        Banks  may  reasonably  require,  but not more  than once in any two (2)
        consecutive fiscal years of ADESA.

                                      33


b.      Guaranties.  The Obligations  will further be supported by unconditional
        guaranties of prompt  payment of Funding,  and each of the  Subsidiaries
        excluding AFC, which guaranties are evidenced by the Guaranty Agreements
        executed by Funding and such  Subsidiaries  pursuant to the requirements
        of the Original Agreement. Funding and each Subsidiary shall execute the
        Amendment to Collateral Documents, in the form of Exhibit "G" to add the
        Banks as guaranty holders. In the case of any other subsidiary hereafter
        formed or  acquired  by ADESA,  including  but not  limited to ADESA New
        Jersey, Inc., Auto Banc Corporation and ADESA Remarketing Service, Inc.,
        such guaranty shall be evidenced by a Subsidiary  Guaranty  Agreement in
        the form of Exhibit "H", or equivalent document under Canadian law.

c.      The Mortgages.  The Guaranties of the respective  Subsidiaries  named in
        the  following  table are and will  continue  to be secured by  mortgage
        liens  and  security  interests  created,  in  the  case  of  each  such
        Subsidiary,  by a mortgage,  leasehold mortgage,  deed of trust or trust
        deed executed and delivered pursuant to the requirements of the Original
        Agreement.   Each  of  the  respective  Subsidiaries  shall  execute  an
        Amendment to their mortgage, leasehold mortgage, deed of trust, or trust
        deed to add the Banks as  parties  thereto.  The  common  address of the
        property or properties of the respective  Subsidiaries which are subject
        to the  mortgage,  leasehold  mortgage,  deed of  trust  or  trust  deed
        executed and delivered by each of such  Subsidiaries  follow the name of
        the Subsidiaries in the table:

          A.D.E. of Birmingham, Inc.              Auto Dealers Exchange
          804 Sollie Drive                         of Memphis, Inc.
          Moody, Alabama                          5400 Getwell at Holmes Road
                                                  Memphis, Tennessee; and
          ADESA-Ohio, Inc. (formerly              2650 Mt. Moriah Road
           known as "Auto Dealers Exchange        Memphis, Tennessee
          Cincinnati-Dayton, Inc.")
          4400 William C. Good Blvd.
          Franklin, Ohio
                                                  ADESA Indianapolis, Inc.
          A.D.E. of Lexington, Inc.               4000 Office Plaza Blvd.,
          672 Blue Sky Parkway                    4040 Office Plaza Blvd.,
          Lexington, Kentucky                     5050 West 38th Street, and
                                                  3905 Gemco Lane,
          Auto Dealers Exchange                   Indianapolis, Indiana
           of Concord
          77 Hosmer Street
          Acton, Massachusetts

                                      34



           Greater Buffalo Auto
            Auction, Inc.                         3095-0539 Quebec, Inc.
           12220 Main Street                      300 Albert-Mondou Boulevard
           Newstead, New York                     Saint-Eustache, Quebec, Canada

        ADESA  agrees  that upon  purchase of a new  facility  in  Indianapolis,
        Indiana,  ADESA or its applicable Subsidiary shall grant a mortgage lien
        on  such  property  to the  Agent,  for the  benefit  of the  Banks,  as
        collateral  security  for all of the  Obligations.  The Banks agree that
        upon sale by ADESA Indianapolis, Inc. of its present auction location in
        Indianapolis, the Banks shall release the mortgage lien on such property
        provided that the new Mortgage in favor of the Banks on the new facility
        has been  executed,  that the net proceeds  from the sale of the present
        property  exceed  $4,500,000,  that  such  proceeds  are  applied to the
        Obligations  and provided that no Event of Default or Unmatured Event of
        Default exists.

d.      Subsidiary  Security  Agreements -- Subsidiary  Pledge  Agreements.  The
        obligations  of Funding,  and each of the  Subsidiaries,  excluding AFC,
        under  their  respective  Guaranty  Agreements  shall  be  secured  by a
        security  interest  in  all  of  the  equipment,   inventory,   accounts
        receivable   and  general   intangibles  of  Funding  and  each  of  the
        Subsidiaries, now owned or hereafter acquired, and the proceeds thereof,
        which security interests were created and will continue by virtue of the
        Security Agreements  executed by Funding and such Subsidiaries  pursuant
        to the requirements of the Original Agreement (the "Subsidiary  Security
        Agreements"). Funding and each Subsidiary shall execute the Amendment to
        Collateral  Documents  in the form of  Exhibit  "G" to add the  Banks as
        Secured Parties. In the case of any other subsidiary hereafter formed or
        acquired by ADESA,  including but no limited to ADESA New Jersey,  Inc.,
        Auto  Banc  Corporations  and ADESA  Remarketing  Services,  Inc.,  such
        security interest will be created by a Security Agreement  substantially
        in the form of Exhibit  "I". The  Subsidiary  Security  Agreements  will
        provide a security interest in the collateral described therein, subject
        only  to  liens  and  security  interests  described  in the  exceptions
        enumerated in Section 7.b. The obligations of A.D.E.  Management Company
        under its Guaranty  Agreement are and shall  continue to be secured by a
        pledge of 100 shares of the common stock of A.D.E. of Jacksonville, Inc.
        The Obligations of ADESA Indianapolis, Inc. under its Guaranty Agreement
        are and shall continue to be secured by pledge of 5 shares of the common
        stock of ADESA Auto Transport, Inc. Such pledges are evidenced by Pledge
        Agreements (the  "Subsidiary  Pledge  Agreements")  each dated April 22,
        1992,  which  Subsidiary  Pledge  Agreements were executed and delivered
        pursuant  to  the   requirements   of  the  Original   Agreement.   Such
        Subsidiaries  shall  execute  the  Amendment  to  Collateral   Agreement
        attached  as  Exhibit  "G" to add the  Banks  as  parties  thereto.  The
        obligations of ADESA Canada,  Inc.,  under its Guaranty shall be secured
        by a pledge of all shares of the common stock of 3095-0539 Quebec, Inc.,
        101 shares of common stock of Greater  Halifax Auto  Exchange,  Inc. and
        5544  shares of Class A common  stock and 4456  shares of Class B common
        stock  of  ADESA-Ottawa,  Inc.  which  pledge  was  created  by a Pledge
        Agreement  dated August 16, 1993,  as amended and restated by an Amended
        and Restated


                                      35



        Pledge  Agreement dated June 30, 1994.  ADESA-Ottawa,  Inc. shall secure
        its  Guaranty by a pledge of all of the shares of common  stock of ADESA
        Remarketing Services, Inc. pursuant to a Pledge Agreement in the form of
        Exhibit "O" attached hereto.

e.      Pledged Notes. In addition to all other  collateral for the Obligations,
        the Obligation are and shall continue to be further  secured by a pledge
        of and a security interest in any Floating Rate Notes purchased with the
        proceeds of any Remarketing Drawing (the "Pledged Notes"),  which pledge
        and security  interest  Funding  hereby grants to the Banks.  As soon as
        possible following any Remarketing  Drawing, and in any event within ten
        (10) days of the date of such Drawing, Funding will cause the Trustee to
        deliver the Pledged Notes related to that Drawing to the Agent,  for the
        benefit of the Banks,  which  Pledged  Notes shall be  registered in the
        name of the  Agent,  for the  benefit  of the  Banks,  or in the name of
        Funding and  accompanied  by  appropriate  endorsements  or  assignments
        executed on behalf of Funding in blank, with the signatures  guaranteed.
        If any of the Pledged Notes are in the custody of or are registered to a
        Clearing  Corporation  or  other  Financial   Intermediary,   then  this
        Agreement  will  in and  of  itself  constitute  an  Instruction  to the
        Clearing  Corporation or other  Financial  Intermediary  to transfer the
        Pledged Notes from the account of Funding to the account of the Agent on
        the books of the Clearing  Corporation or other Financial  Intermediary.
        During the period in which any  Floating  Rate Notes are Pledged  Notes,
        the Banks  shall be  entitled  to receive  and retain  all  payments  of
        principal and interest on account of the Pledged Notes and such payments
        shall be  applied by the Banks to  satisfaction  of  Obligations  in the
        order provided below. If Funding should receive any payment of principal
        or interest on account of any Pledged Notes,  Funding shall receive such
        amounts  in trust for the  Banks  and  subject  to the  Banks'  security
        interest,  and shall immediately  forward any such payment to the Agent,
        for the  benefit of the Banks in the form in which  received by Funding,
        adding only such  assignments  or  endorsements  as may be  necessary to
        perfect the Agent's title thereto.  Funding appoints and constitutes the
        Agent  as  its  agent  and  any  officer  of  the  Agent  as   Funding's
        attorney-in-fact   for  purposes  of:  (i)  executing   instruments   of
        assignment  or  endorsement  of any  Pledged  Notes;  (ii)  issuing  any
        Instruction  or taking any other  action  necessary to cause any Pledged
        Notes to be  transferred  on the books of any  Clearing  Corporation  or
        other Financial  Intermediary from the account of Funding to the Agent's
        account or to cause the Pledged  Notes to be  registered  in the Agent's
        name on the books and records of any  Registrar  for the  Floating  Rate
        Notes,  and (iii) taking any other action  necessary to cause the Banks'
        security  interest to be perfected or to facilitate  any transfer of the
        Pledged Notes deemed necessary or desirable by the Required Banks.  Such
        appointment  and such  power are  irrevocable  so long as the  Letter of
        Credit is outstanding or any Obligations remain unsatisfied.  Should any
        Pledged Notes be sold by the Remarketing  Agent pursuant to the terms of
        the Trust Indenture,  the Agent will deliver such Pledged Notes together
        with appropriate  instruments of assignment to or in accordance with the
        instructions of the Remarketing Agent against payment of the proceeds of
        such  sale,  which  proceeds  shall  then be applied by the Agent to the
        satisfaction  of  Obligations in the order  provided  below.  Should any
        Pledged  Notes not be sold by the  Remarketing  Agent on or  before  the
        ninetieth day following the related

                                      36


        Remarketing  Drawing, or on or before the next following Business Day if
        such  ninetieth  day is not a Business Day, then the Agent shall deliver
        the  Pledged  Notes to the  Trustee for  cancellation.  Any  payments of
        principal  or interest on account of Pledged  Notes and any  proceeds of
        Pledged Notes sold by the Remarketing  Agent received by the Agent shall
        be  applied  by  the  Agent  first  to  satisfy  ADESA's   reimbursement
        obligation with respect to the Remarketing Drawing the proceeds of which
        were used to purchase the related Pledged Notes, next to the transaction
        fee related to such Remarketing  Drawing,  and then to such other of the
        Obligations as may then be  outstanding,  as the Required Banks in their
        discretion shall choose.  If no Obligations are then due and payable and
        if no Event of Default or Unmatured Event of Default has occurred and is
        continuing,  the Agent shall pay any remaining  portion of such funds to
        ADESA.  ADESA may use such funds for any purpose  permissible  under the
        terms of this Agreement. As used in this paragraph,  the terms "Clearing
        Corporation,"  "Instruction"  and "Financial  Intermediary"  are used as
        defined in the Uniform Commercial Code as enacted in Indiana.

f.      Sinking  Fund  Reserve.   In  addition  to  the  Investment   Account  B
        established  by ADESA with the Trust Group of the Agent  pursuant to the
        requirements of Section 6.i, ADESA has established  with the Trust Group
        of the Agent,  an investment  agency  account  ("Investment  Account A")
        under  the  Agent's  usual  and  customary  form of  agreement  for such
        accounts.  ADESA shall pay the Agent's usual and  customary  charges for
        services  rendered by the Agent's  Trust Group in  connection  with such
        account for the Agent's sole  benefit.  All of the assets of  Investment
        Account A are and shall  continue  to be  pledged to the Banks to secure
        the  Obligations on the terms  expressed in the pledge  agreement  dated
        April 22, 1992, (the "Pledge  Agreement")  executed by ADESA in favor of
        the Agent  pursuant to the terms of the  Original  Agreement,  and shall
        constitute a fund (the "Sinking Fund Reserve") in order to assure timely
        reimbursement to the Agent of all principal drawings under the Letter of
        Credit.  ADESA shall execute  Amendment to  Collateral  Documents in the
        form of Exhibit "G" to add the Banks as secured parties under the Pledge
        Agreement.  Investments  of  Investment  Account A shall be  limited  to
        Qualified Investments, provided that no certificate of deposit purchased
        as an asset of  Investment  Account A shall have a maturity  date beyond
        the  nearer  of the  first  Business  Day of  March  or  September  next
        following and no specific  security  purchased as an asset of Investment
        Account A shall  have a maturity  more than six months  from the date of
        purchase.  So long as any of the  Floating  Rate Notes are  outstanding,
        ADESA shall make such  deposits to the  Sinking  Fund  Reserve as may be
        necessary  to cause the balance of the Sinking Fund Reserve on the first
        Business Day of each May, June, July,  August and September of each year
        to be not less than 1/6,  1/3,  1/2, 2/3 and 5/6,  respectively,  of the
        amount of the mandatory  Sinking Fund  redemption of Floating Rate Notes
        required  to be made on the  following  October  1 under  the  terms  of
        Section 3.02 of the Trust Indenture. So long as any of the Floating Rate
        Notes are  outstanding,  ADESA  shall make such  deposits to the Sinking
        Fund  Reserve as may be  necessary  to cause the  balance of the Sinking
        Fund  Reserve  on the first  Business  Day of each  November,  December,
        January,  February and March of each year to be not less than 1/6,  1/3,
        1/2, 2/3 and 5/6,  respectively,  of the amount of the mandatory Sinking
        Fund redemption of Floating Rate

                                      37


        Notes  required to be made on the  following  April 1 under the terms of
        Section  3.02 of the Trust  Indenture.  The Agent shall give  continuing
        instructions  to its Trust Group to transfer  the entire net  realizable
        cash value of the  Account of the  Sinking  Fund  Reserve to the Blocked
        Account  on the  Business  Day which is two  Business  Days prior to the
        first Business Day of each March and September. As used in the preceding
        sentence,  the phrase "net  realizable  cash value of the Account" means
        the amount of the  Account  which then  consists of or can be reduced to
        cash,  less charges of the Agent's Trust Group due and payable under the
        terms of Investment  Account A. Such instructions shall remain in effect
        until an Event of Default  shall have  occurred  and is  continuing,  at
        which time the Banks may deal with the Sinking  Fund Reserve as with any
        other collateral for the Obligations.

g.      Pledge of Investment  Account B. The  Obligations are and shall continue
        to be further  secured by a pledge of and a security  interest in all of
        the  cash and  securities  held in  Investment  Account  B  (established
        pursuant to the  requirements  of Section 6.i) and the proceeds  thereof
        which pledge and security  interest  shall be on the terms  expressed in
        the Pledge Agreement.  Notwithstanding  the pledge of Investment Account
        B, ADESA shall be free to withdraw assets from Investment  Account B and
        use them for any proper corporate purpose consistent with the provisions
        of this Agreement until such time as an Event of Default or an Unmatured
        Event of Default has occurred and is continuing and the Required  Banks,
        during the  continuance  of such Event of Default or Unmatured  Event of
        Default, shall have notified the Agent's Trust Group that (i) no further
        withdrawal of assets from Investment Account B nor changes in the assets
        held in  Investment  Account B may be made  without  the  consent of the
        Required Banks and (ii) the Agent shall  thereafter  otherwise  exercise
        control over Investment  Account B as provided in the Pledge  Agreement.
        After the  Required  Banks  through the Agent shall have given notice to
        the Agent's Trust Group as provided in the preceding sentence, the Agent
        shall continue to exercise control over Investment Account B for so long
        as the  Required  Banks in their  discretion  deems it prudent to do so,
        notwithstanding the fact that all Events of Default and Unmatured Events
        of  Default  which  existed  at the time such  notice was given or which
        occurred thereafter shall have been cured. Investment Account B shall be
        a  segregated  account,  separate  from the  investment  agency  account
        established  by ADESA with the Trust Group of the Agent  pursuant to the
        requirements of Section 5.f.

h.      Pledge of Stock of Funding and the Subsidiaries. The Obligations are and
        shall  continue to be further  secured by a pledge,  evidenced by and on
        the terms and conditions  expressed in the Pledge  Agreement,  of all of
        the shares of each class of equity securities of Funding and each of the
        Subsidiaries  owned by ADESA.  ADESA  shall  execute  the  Amendment  to
        Collateral  Documents  in the form of  Exhibit  "G" to add the  Banks as
        parties thereto.  ADESA shall further execute and deliver to the Agent a
        new Schedule to Pledge Agreement in the form of Exhibit "J", listing all
        Subsidiaries  owned by ADESA  as of the  date of this  Agreement.  ADESA
        shall  deliver or shall  have  delivered  to the Agent the  certificates
        representing all of the shares of, or ownership interest in, any

                                      38


        Subsidiary  created  or  acquired  after  the  date of  this  Agreement,
        together with an amendment to the Schedule to Pledge Agreement.

i.      Pledge of Inter-Company  Notes,  Inter-Company  Security  Agreements and
        Inter-Company  Mortgages. The obligations of each of the Subsidiaries to
        ADESA on account of any loans or  advances  made at any time by ADESA to
        the Subsidiary  shall be evidenced by a promissory  note executed by the
        Subsidiary  in  favor  of ADESA  in the  form of  Exhibit  "K"  (each an
        "Inter-Company  Note").  All of the  obligations  of each  Subsidiary to
        ADESA  represented  by an  Inter-Company  Note  executed by a Subsidiary
        which is the owner of one of the Parcels  subject to a Mortgage (each of
        which  Subsidiary  is  hereafter  referred  to in this  Subsection  as a
        "Mortgagor  Subsidiary") shall be secured by mortgage liens and security
        interests  created by mortgages or deeds of trust (each a "Inter-Company
        Mortgage" and collectively,  the "Inter-Company Mortgages"). In the case
        of the  Parcels  owned  by  each  of the  Mortgagor  Subsidiaries,  such
        mortgage liens and security interests were created and shall continue to
        exist by virtue of the  mortgages  and  deeds of trust  executed  by the
        Mortgagor  Subsidiaries  pursuant to the  requirements  of the  Original
        Agreement. Each of the Inter-Company Mortgages was collaterally assigned
        by ADESA to the  Agent,  for the  benefit  of the  Banks,  to secure the
        Obligations  by  Collateral   Assignments   executed   pursuant  to  the
        requirements of the Original  Agreement.  ADESA shall execute amendments
        to the Collateral  Assignments to add the Banks as parties thereto.  All
        of the  obligations  of  each  Subsidiary  to  ADESA  represented  by an
        Inter-Company  Note shall be further  secured by a security  interest in
        all  of  the  equipment,  inventory,  accounts  receivable  and  general
        intangibles of the Subsidiary,  now owned or hereafter acquired, and the
        proceeds thereof, which security interest shall be created by a security
        agreement (each an "Inter-Company Security Agreement" and, collectively,
        the  "Inter-Company  Security  Agreements").  In the case of each of the
        Subsidiaries, such security interests were created and shall continue to
        exist by virtue of the Inter-Company  Security  Agreements,  executed by
        the respective Subsidiaries pursuant to the requirements of the Original
        Agreement.  In the case of any  other  Subsidiary  hereafter  formed  or
        acquired by ADESA,  including but not limited to ADESA New Jersey, Inc.,
        Auto  Banc  Corporation  and  ADESA  Remarketing  Services,  Inc.,  such
        security interest shall be created by a security agreement substantially
        in the Form of Exhibit "L". The Inter-Company  Security  Agreements will
        provide a security interest in the collateral described therein which is
        second and inferior to the security  interests created by the Subsidiary
        Security  Agreements,  but otherwise,  subject only to those other liens
        and security interests described in the exceptions enumerated in Section
        7.b. All of the Obligations are and shall continue to be further secured
        by a pledge and collateral assignment of each of the Inter-Company Notes
        and each of the  Inter-Company  Security  Agreements,  which  pledge and
        collateral  assignment  shall be  evidenced by and shall be on the terms
        and conditions  expressed in the Pledge  Agreement.  The  obligations of
        A.D.E.  Management Company  ("Management")  under its Inter-Company Note
        are and shall  continue to be further  secured by a pledge of 100 shares
        of the common stock of A.D.E. of Jacksonville,  Inc., which pledge shall
        provide a security  interest in such stock which is second and  inferior
        to the security interest of the Banks created by the

                                      39



        Subsidiary Pledge Agreement executed by Management.  The pledge in favor
        of ADESA to secure Management's Inter-Company Note is and shall continue
        to be  evidenced by the  Inter-Company  Security  Agreement  executed by
        Management  and is and shall  continue  to be  perfected  by the Agent's
        holding  the  Note  as  collateral   agent  for  ADESA  as  provided  in
        Management's  Subsidiary  Pledge  Agreement.  The  obligations  of ADESA
        Indianapolis, Inc. under its Inter-Company Note is and shall continue to
        be further  secured by a pledge of 5 shares of the common stock of ADESA
        Auto Transport,  Inc., which pledge shall provide a security interest in
        such stock which is second and inferior to the security  interest of the
        Banks  created by the  Subsidiary  Pledge  Agreement  executed  by ADESA
        Indianapolis,  Inc.  The  pledge  in  favor of  ADESA  to  secure  ADESA
        Indianapolis,  Inc.'s  Inter-Company  Note is and shall  continue  to be
        evidenced  by the  Inter-Company  Security  Agreement  executed by ADESA
        Indianapolis,  Inc.  and is and shall  continue to be  perfected  by the
        Agent's  holding the Note as  collateral  agent for ADESA as provided in
        ADESA Indianapolis, Inc.'s Subsidiary Pledge Agreement. The Subsidiaries
        shall  execute the  Amendment  to  Collateral  Documents  in the form of
        Exhibit "G" to add the Banks as parties thereto.

j.      Agent as Collateral  Agent for Banks.  All collateral  from time to time
        securing  the  Obligations  shall exist for the  ratable  benefit of the
        Banks.  The  interest of each Bank in the  collateral  from time to time
        existing  shall  be pro  rata  according  to  the  proportion  that  its
        Commitment  bears to all  Commitments of the Banks,  but the interest of
        each Bank in the  collateral  shall rank  equally in  priority  with the
        interest of each other Bank.  Notwithstanding  the time, order or method
        of  attachment  or  perfection  of any  security  interest or lien,  and
        notwithstanding  anything  contained in any filing or agreement to which
        any of the Banks is a party,  any lien or security  interest in favor of
        any of the  Banks  in any of  the  collateral  described  in the  Credit
        Documents which arises out of any prior or subsequent  transaction shall
        be  subordinate to the security  interest or lien in such  collateral in
        favor of the Banks under the Credit Documents. The Banks acknowledge and
        agree  that the Agent  shall  serve as  collateral  agent for all of the
        Banks  and  that  any  filing,  mortgage,  security  agreement  or other
        instrument  perfecting or evidencing a lien or security  interest in the
        collateral  in the  name of the  Agent  shall  be  deemed  to be for the
        benefit of all of the Banks in accordance with this  Agreement.  Subject
        to the further  provisions of this Agreement,  and subject to the advice
        of its  counsel,  the Agent  shall act with  respect  to the  collateral
        securing the Obligations under the Credit Documents as instructed by the
        Required  Banks.  No Bank will take any action to enforce  its  rights,
        pursue any remedy or foreclose any liens against  ADESA,  Funding or any
        Subsidiary (other than by way of set-off), except through the Agent.

k.      Adjustments to Collateral. If any Bank (a "Benefited Bank") shall at any
        time  receive  any  payment  of  all  or any  part  of  the  Obligations
        hereunder,  or interest  thereon,  or receive any  collateral in respect
        thereof  (whether by set-off or otherwise) in a greater  proportion than
        its ratable  portion,  such  Benefited Bank shall purchase for cash from
        the other Banks such portion of the other Banks' Notes, or shall provide
        such  other  Banks  with the  benefits  of any such  collateral,  or the
        proceeds thereof, as shall be necessary to

                                      40



        cause the Benefited Bank to share the excess payment or benefits of such
        collateral or proceeds ratably with the other Banks; provided,  however,
        that if all or any  portion  of  such  excess  payment  or  benefits  is
        thereafter  recovered  from the Benefited  Bank,  such purchase shall be
        rescinded, and the purchase price and benefits returned to the extent of
        such recovery,  but without interest.  ADESA and Funding agree that each
        Bank so  purchasing  a portion of another  Bank's Notes may exercise all
        rights of payment  (including,  without  limitation,  rights of set-off)
        with  respect  to such  portion as fully as if such Bank were the direct
        holder of such  portion.  If during any period of an Unmatured  Event of
        Default or Event of Default,  a Benefited Bank receives payment or other
        proceeds in connection  with any other credit facility with ADESA or any
        Subsidiary,  excluding  AFC,  such payment or proceeds  shall be applied
        exclusively for the pro rata benefit of the Banks in connection with the
        Obligations  hereunder  prior to any  application  to such other  credit
        facility.

        Section 6.  AFFIRMATIVE  COVENANTS.  Until all  Obligations  of ADESA or
Funding  terminate  or are  paid  and  satisfied  in  full,  and so  long as any
Commitment or the Letter of Credit is outstanding,  ADESA and Funding agree that
each will strictly observe each of the following covenants applicable to it, and
ADESA  agrees  that it will  cause  Funding  to  observe  each of the  following
covenants  applicable  to Funding,  unless at any time the Required  Banks shall
otherwise expressly consent in writing,  which consent shall not be unreasonably
withheld or delayed:

a.      Corporate  Existence.  ADESA and Funding shall preserve their respective
        corporate existences and ADESA shall preserve the corporate existence of
        each Subsidiary.

b.      Reports, Certificates and Other Information.  ADESA shall furnish to the
        Agent copies of the following  financial  statements,  certificates  and
        other information:

           (i)    Annual  Statements.  As soon  as  available  and in any  event
                  within one hundred  twenty  (120) days after the close of each
                  fiscal year,  audited  consolidated  financial  statements and
                  supplemental  consolidating  information  of  ADESA  for  such
                  fiscal year, which financial  statements shall be prepared and
                  presented in accordance  with  generally  accepted  accounting
                  principles,  in each case setting  forth in  comparative  form
                  corresponding  figures for the preceding fiscal year, together
                  with the audit  report,  unqualified  as to scope,  of Ernst &
                  Young.  Each  such  set  of  financial   statements  shall  be
                  accompanied  by  the  written   representation  of  the  chief
                  financial officer of ADESA that such financial statements have
                  been prepared in accordance with generally accepted accounting
                  principles  and  that  the   consolidated   and   supplemental
                  consolidating  information present fairly the consolidated and
                  consolidating  financial  position of ADESA and the results of
                  its  operations as of the date thereof and for the fiscal year
                  then ended.

                                      41

           (ii)   Monthly  Statements of ADESA.  As soon as available and in any
                  event within forty-five (45) days after the end of each month,
                  a copy of the interim  financial  statements  of ADESA and the
                  Subsidiaries, consisting at a minimum of:

                  A.  the consolidated and  consolidating  balance sheets of
                      ADESA and the Subsidiaries as of the end of the month,

                  B.  consolidated and consolidating statements of income of
                      ADESA and the  Subsidiaries  for the month and for the
                      partial or full fiscal year ended as of the end of the
                      month, and

                  Such  statements as of each month end which is also the end of
                  a fiscal quarter of ADESA shall be accompanied by consolidated
                  statements of cash flows for the year to date as of the end of
                  such fiscal quarter.  All of the statements required under the
                  terms of this  subsection  shall be  presented  in  reasonable
                  detail,  setting forth corresponding figures for the preceding
                  fiscal year, and accompanied by the written  representation of
                  the chief  financial  officer  of ADESA  that  such  financial
                  statements  have been  prepared in accordance  with  generally
                  accepted  accounting  principles  (except  that  they need not
                  include  footnotes and need not reflect  adjustments  normally
                  made at year end,  if such  adjustments  are not  material  in
                  amount),  consistently  applied,  (except for changes in which
                  the  independent  accountants  of ADESA  concur)  and  present
                  fairly the  financial  position of ADESA and the  Subsidiaries
                  and the results of their respective operations as of the dates
                  of such statements and for the fiscal periods then ended.  The
                  interim statements required under the terms of this subsection
                  shall include a comparison  of results to the budget  required
                  under the terms of Section 6.b(viii) and income statement line
                  items shall be broken down to provide such detail as the Agent
                  may  reasonably  require.  Such detail shall be presented  for
                  ADESA and each Subsidiary, and on a consolidated basis.

           (iii)  Certificates.  Contemporaneously  with the  furnishing of each
                  set of financial  statements  provided for in Sections  6.b(i)
                  and  6.b(ii),  an  Officer's  Certificate,  together  with the
                  supplemental certificate of the chief financial officer or the
                  treasurer of ADESA demonstrating,  in such detail as the Agent
                  may reasonably  require,  compliance with the covenants stated
                  at Section 6.g.

           (iv)   Orders.   Prompt   notice  of  any  orders  in  any   material
                  proceedings  to which ADESA,  Funding or any  Subsidiary  is a
                  party,  issued by any court or regulatory  agency,  federal or
                  state,  and if any Bank should so request,  a copy of any such
                  order.

                                      42

           (v)    Notice of Default or Litigation.  Immediately upon learning of
                  the occurrence of an Event of Default or an Unmatured Event of
                  Default, or the institution of or any adverse determination in
                  any   litigation,   arbitration   proceeding  or  governmental
                  proceeding  which  is  material  to  ADESA,   Funding  or  any
                  significant  Subsidiary,  or the occurrence of any event which
                  could have a material  adverse  effect upon ADESA,  Funding or
                  any significant Subsidiary,  written notice thereof describing
                  the same and the steps being taken with  respect  thereto.  As
                  used in this  subsection,  the term  "significant  Subsidiary"
                  means  any   Subsidiary   whose  earnings   before   interest,
                  depreciation,  amortization  and  income tax  expense  for the
                  fiscal  year ended  immediately  prior to the date as of which
                  its status as a significant Subsidiary is to be determined was
                  greater than $2,500,000.

           (vi)   Other  Information.  From time to time such other  information
                  concerning  ADESA,  Funding or any  Subsidiary as any Bank may
                  reasonably request.

           (vii)  Budget.  At least ten (10) days prior to the beginning of each
                  fiscal year of ADESA,  a  quarter-by-quarter  budget of income
                  and  expenses  for that  year,  and a  projected  consolidated
                  balance sheet on a quarterly basis, prepared in such detail as
                  the Agent shall reasonably require.

c.      Books,  Records and  Inspections.  ADESA and Funding shall  maintain and
        ADESA shall cause each  Subsidiary  to maintain  complete  and  accurate
        books and records and permit access thereto by the Banks for purposes of
        inspection,  copying and audit,  and ADESA and Funding  shall permit the
        Banks to  inspect  their  properties  and  operations  and  those of the
        Subsidiaries at all reasonable times.

d.      Insurance.  In  addition  to any  insurance  required  by  the  Security
        Agreements,  ADESA and Funding shall maintain and ADESA shall cause each
        Subsidiary to maintain such insurance as may be required by law and such
        other   insurance,   to  such  extend  and  against   such  hazards  and
        liabilities,   as  is  customarily  maintained  by  companies  similarly
        situated. All insurance polices providing coverage for loss of or damage
        to fixed  assets  shall be  endorsed so as to provide  replacement  cost
        coverage. ADESA and Funding agree to name and ADESA agrees to cause each
        Subsidiary  to name the Agent,  for the benefit of the Banks,  as a loss
        payee  on any such  insurance  policy  under a  standard  lender's  loss
        payable clause and to provide a copy of each such policy to the Agent.

e.      Taxes and Liabilities. ADESA and Funding shall pay and ADESA shall cause
        each Subsidiary to pay when due all taxes, license fees, assessments and
        other  liabilities  except such as are being contested in good faith and
        by appropriate  proceedings and for which appropriate reserves have been
        established.

f.      Compliance  with Legal and  Regulatory  Requirements.  ADESA and Funding
        shall  maintain  and ADESA  shall  cause  each  Subsidiary  to  maintain
        material compliance with

                                      43



        the  applicable  provisions of all federal,  state,  Canadian,  Canadian
        provincial and local statues,  ordinances and  regulations and any court
        orders or orders of regulatory authorities issued thereunder.

g.      Financial  Covenants.   ADESA  shall  observe  the  following  financial
        covenants on a consolidated basis excluding AFC:

           (i)    Tangible  Capital  Base.  ADESA shall  maintain  its  Tangible
                  Capital  Base at  levels  not  less  than  those  shown in the
                  following table for the periods indicated:

                            Period                        Tangible Capital Base
                            ------                        ---------------------

                  from the date of this Agreement
                      until fiscal year end 1995               $50,000,000
                  at fiscal year end 1995 and until
                      fiscal year end 1996                     $55,000,000
                  at fiscal year end 1996 and until
                      fiscal year end 1997                     $60,000,000
                  at fiscal year end 1997 and at all
                      times thereafter                         $65,000,000

           (ii)   Leverage.  ADESA shall  maintain  its  Leverage at not greater
                  than 3.50 to 1.00 until  December  30, 1996 and at not greater
                  than  3.0  to 1.0  on  December  31,  1996  and  at all  times
                  thereafter.

           (iii)  Coverage. For each period of four consecutive fiscal quarters,
                  ADESA shall maintain Coverage of not less than 1.20 to 1.0.

           (iv)   Funded  Debt.  For  each  period  of four  consecutive  fiscal
                  quarters  ending during the periods  designated  below,  ADESA
                  shall  maintain  its ratio of Funded Debt to EBITDAL at levels
                  not greater than those shown in the following table:

                            Period                         Funded Debt/EBITDAL
                            ------                         -------------------

                  From the date of this Agreement
                      through March 30, 1996                   4.5 to 1.0

                  At March 31, 1996 through September
                      29, 1996                                 4.25 to 1.0

                  At September 30, 1996 through
                      December 30, 1996                        4.0 to 1.0

                  At December 31, 1996 and at all
                       times thereafter                        3.75 to 1.0


                                      44

h.      Primary Banking Relationship.  Except for the deposit relationships with
        First Tennessee Bank National  Association,  PNC Bank,  Kentucky,  Inc.,
        Society  National Bank,  Indiana,  Harris Trust and Savings Bank and The
        First National Bank of Boston,  presently maintained or opened hereafter
        by ADESA, and the deposit relationship  maintained by ADESA Canada, Inc.
        with Bank of Montreal and  Canadian  Imperial  Bank of  Commerce,  ADESA
        shall maintain its primary demand deposit accounts with the Agent.

i.      Investment Agency Account.  ADESA shall maintain all cash in excess of a
        reasonable reserve for immediate operating needs, and other than amounts
        required to be maintained  in the Sinking Fund  Reserve,  in a custodial
        agency account  ("Investment Account B") carried with the Trust Group of
        the Agent,  which account shall be  established  under the Agent's usual
        and  customary  form of  agreement  for such  accounts.  The reserve for
        immediate  operating needs referred to in the preceding  sentence shall,
        except for payroll accounts, be maintained in demand deposit accounts at
        the  Agent,  First  Tennessee  Bank  National  Association,   PNC  Bank,
        Kentucky,  Inc.,  The First  National Bank of Boston,  Society  National
        Bank, Indiana,  Harris Trust and Savings Bank, Canadian Imperial Bank of
        Commerce and Bank of  Montreal,  provided  that  deposits in each of the
        latter seven banks shall not exceed $5,000,000.00 in each bank. Further,
        the deposits  maintained in Bank of Montreal and Canadian  Imperial Bank
        of Commerce  shall not exceed in the  aggregate  U.S.  $5,000,000 on and
        after July 1, 1995.  ADESA  shall pay the  Agent's  usual and  customary
        charges for services  rendered by the Agent's  Trust Group in connection
        with such account.  Investments of Investment Account B shall be limited
        to debt securities of a quality not less than that commonly  referred to
        as  "investment  grade" or shares of  investment  companies  or units of
        investment  in common  trust funds the assets of which,  in either case,
        consist  entirely of cash and investment grade  securities.  No specific
        security  or  certificate  of deposit  purchased  as an  investment  for
        Investment  Account B shall  have a  maturity  more than  thirteen  (13)
        months from the date purchased.

j.      Employee Benefit Plans. ADESA and Funding shall maintain and ADESA shall
        cause each  Subsidiary to maintain any Plan in material  compliance with
        ERISA, the Code, and all rules and regulations of regulatory authorities
        issued pursuant thereto and ADESA and Funding shall file and ADESA shall
        cause each Subsidiary to file all reports  required to be field pursuant
        to ERISA, the Code, and such rules and regulations.

k.      Hazardous  Substances.  If  ADESA,  Funding  or  any  Subsidiary  should
        commence  the use,  treatment,  transportation,  generation,  storage or
        disposal of any  Hazardous  Substance in  reportable  quantities  in its
        operations  in addition to those noted in the  "Schedule of  Exceptions"
        attached as Schedule 4.e., ADESA shall  immediately  notify the Agent of
        the  commencement  of such activity with respect to each such  Hazardous
        Substance.  ADESA shall cause any Hazardous  Substances which are now or
        may hereafter be used or generated in the  operations of ADESA,  Funding
        or any  Subsidiary  in  reportable  quantities  to be accounted  for and
        disposed of in compliance with all applicable federal,

                                      45

        state,  Canadian,  Canadian  provincial and local laws and  regulations.
        ADESA shall notify the Agent immediately upon obtaining knowledge that:

           (i)    any premises which have at any time been owned and occupied by
                  or have been under lease to ADESA,  Funding or any  Subsidiary
                  are  the  subject  of an  environmental  investigation  by any
                  federal,   state,  Canadian,   Canadian  provincial  or  local
                  governmental agency having jurisdiction over the regulation of
                  any Hazardous  Substances,  the purpose of which investigation
                  is to quantify the levels of the Hazardous  Substances located
                  on such premises, or

           (ii)   ADESA,  Funding  or  any  Subsidiary  has  been  named  or  is
                  threatened to be named as a party responsible for the possible
                  contamination  of any  real  property  or  ground  water  with
                  Hazardous  Substances,  including,  but  not  limited  to  the
                  contamination of past and present waste disposal sites.

        If ADESA,  Funding or any Subsidiary is notified of any event  described
        at items (i) or (ii) above, ADESA shall immediately engage or cause such
        Subsidiary  to  engage  a firm or firms of  engineers  or  environmental
        consultants appropriately qualified to determine as quickly as practical
        the extent of  contamination  and the potential  financial  liability of
        ADESA,  Funding or any Subsidiary  with respect  thereto,  and the Agent
        shall be provided with a copy of any report  prepared by such firm or by
        any  governmental  agency as to such  matters as soon as any such report
        becomes   available  to  ADESA.   The  selection  of  any  engineers  or
        environmental  consultants  engaged pursuant to the requirements of this
        Section  shall be subject to the approval of the Agent,  which  approval
        shall not be unreasonably withheld.  Notwithstanding any other provision
        of this subsection,  if ADESA,  Funding or any Subsidiary is notified of
        any event described at items (i) or (ii) above,  and if ADESA determines
        that the course of action  outlined above should not be required in view
        of the  manifest  magnitude  of the  problem,  or would not be a prudent
        course of action  for ADESA to pursue in view of all the  circumstances,
        ADESA  shall  immediately  notify  the  Agent  of that  fact  and of the
        alternate  course of  action  which  ADESA  proposes  to pursue  and the
        Required  Banks shall not  unreasonably  withhold their approval of such
        alternate course of action.

l.      Sinking Fund Reserve Payments.  ADESA shall make deposits to the Sinking
        Fund Reserve in a timely  manner as required  under the terms of Section
        5.f.

m.      Obligations  Under the Floating Rate Note  Documents.  ADESA and Funding
        will  pay  and  perform  in a  timely  manner  all of  their  respective
        obligations  under those  Floating Rate Note Documents to which they are
        respectively parties.

        Section 7. NEGATIVE  COVENANTS OF ADESA.  Until all Obligations of ADESA
or Funding  terminate or are paid and  satisfied in full,  and so long as either
the Commitment or the Letter of Credit is  outstanding,  ADESA and Funding agree
that each will strictly observe each of

                                      46

the  following  covenants  applicable to it, and ADESA agrees that it will cause
Funding to observe each of the following covenants applicable to Funding, unless
at any time the Required Banks shall otherwise expressly consent in writing,
which consent shall not be unreasonably withheld or delayed:

a.      Restricted  Payments.  ADESA shall not  purchase or redeem any shares of
        the  capital  stock of ADESA or  declare  or pay any  dividends  thereon
        except for dividends payable entirely in capital stock.

b.      Liens.  ADESA and Funding shall not create or permit to exist, and ADESA
        shall  not  allow  any  Subsidiary  to  create  or  permit  to exist any
        mortgage,  pledge,  title  retention lien or other lien,  encumbrance or
        security  interest  (all of  which  are  hereafter  referred  to in this
        subsection  as a "lien" or  "liens")  with  respect to any  property  or
        assets now owned or hereafter acquired except:

           (i)    liens in favor of the Banks or in favor of ADESA and  assigned
                  to the Banks,  which liens shall have been created pursuant to
                  the requirements of this Agreement or otherwise;

           (ii)   liens by AFC pursuant to the AFC Agreement;

           (iii)  any lien or deposit with any  governmental  agency required or
                  permitted to qualify ADESA, Funding or a Subsidiary to conduct
                  business or exercise any privilege,  franchise or license,  or
                  to  maintain  self-insurance  or to obtain the  benefits of or
                  secure  obligations  under  any law  pertaining  to  workmen's
                  compensation, unemployment insurance, old age pensions, social
                  security  or  similar  matters,  or  to  obtain  any  stay  or
                  discharge in any legal or administrative  proceedings,  or any
                  similar  lien or  deposit  arising in the  ordinary  course of
                  business;

           (iv)   any    mechanic's,    workmen's,    repairmen's,    carrier's,
                  warehousemen's  or other  like liens  arising in the  ordinary
                  course of business for amounts not yet due and for the payment
                  of which adequate reserves have been established,  or deposits
                  made to obtain the release of such liens;

           (v)    easements,  licenses,  minor  irregularities in title or minor
                  encumbrances on or over any real property which do not, in the
                  judgment of the Agent,  materially  detract  from the value of
                  such property or its  marketability  or its  usefulness in the
                  business of ADESA, Funding or any Subsidiary;

           (vi)   liens for taxes and governmental charges which are not yet due
                  or which are being  contested in good faith and by appropriate
                  proceedings  and for  which  appropriate  reserves  have  been
                  established;

                                      47

           (vii)  liens  created by or resulting  from any  litigation  or legal
                  proceeding  which  is being  contested  in good  faith  and by
                  appropriate  proceedings  and for which  appropriate  reserves
                  have been established.

           (viii) liens securing the unpaid portion of the purchase price of, or
                  purchase  money   financing  for  any  fixed  asset  hereafter
                  acquired,  provided  that  the  acquisition  of such  asset is
                  permissible  under the limitation on indebtedness  incurred to
                  persons other than the Banks expressed in Section 7.k;

           (ix)   those specific  liens now existing  described on the "Schedule
                  of Exceptions" attached as Schedule 4.e.

c.      Restriction on Granting Negative  Pledges.  ADESA and Funding shall not,
        and ADESA shall not allow any  Subsidiary,  excluding AFC, to enter into
        any  agreement  with any Person  (other than the Banks  pursuant to this
        Agreement) which restricts the right of ADESA, Funding or any Subsidiary
        to create,  assume or suffer any liens (as defined in Section 7.b above)
        on any property or assets now owned or hereafter acquired.

d.      Guaranties,  Loans or Advances. ADESA shall not be a guarantor or surety
        of, or  otherwise  be  responsible  in any  manner  with  respect to any
        undertaking of any other person or entity, whether by guaranty agreement
        or by agreement to purchase any  obligations,  stock,  assets,  goods or
        services,  or to supply or advance any funds, assets, goods or services,
        or otherwise,  other than with respect to (i) a Subsidiary which is
        wholly owned  directly or indirectly by ADESA,  excluding  AFC, (ii)
        ADESA Canada,  Inc.; (iii) ADESA's obligations  pursuant to the AFC
        Agreement to repurchase,  or contribute equity to AFC in an amount equal
        to AFC's dealer receivables which are determined to be uncollectible (as
        defined in the AFC  Agreement),  provided that the  repurchase or equity
        obligation will not exceed $1,500,000 annually; (iv) ADESA's obligations
        pursuant to the AFC  Agreement  to guarantee  AFC's  dealer  receivables
        resulting from the purchase of vehicles at float-sale auctions, provided
        that  such  guarantee  does not  exceed  $15,000,000  at any  time  and,
        provided further, that ADESA shall establish and maintain reserves equal
        to three (3) times  the  trailing  twelve  (12)  month bad debt  expense
        resulting from these receivables with a minimum reserve of $600,000; and
        (v) ADESA's  obligation to guarantee AFC's  indemnification  obligations
        under the AFC Agreement. Funding shall not be and ADESA shall not permit
        any  Subsidiary,  excluding  AFC,  to be a  guarantor  or surety  of, or
        otherwise be responsible  in any manner with respect to any  undertaking
        of any other  person or entity,  whether  by  guaranty  agreement  or by
        agreement to purchase any obligations, stock, assets, goods or services,
        or to  supply  or  advance  any  funds,  assets,  good or  services,  or
        otherwise,  except for the guaranty  obligations  taken  pursuant to the
        Guaranty Agreements. ADESA and Funding shall not make or permit to exist
        and ADESA  shall not permit any  Subsidiary,  excluding  AFC, to make or
        permit to exist any loans or  advances  to any other  person or  entity,
        except for (i) the specific existing items listed in the "Schedule of

                                      48



        Exceptions"  attached as Schedule  4.e.,  (ii)  extensions  of credit or
        credit  accommodations  to  customers  or vendors  made in the  ordinary
        course  of  its  business  as now  conducted,  (iii)  reasonable  salary
        advances to  employees,  and other  advances to agents and employees for
        anticipated  expenses to be incurred on behalf of ADESA,  Funding or any
        Subsidiary in the course of  discharging  their  assigned  duties,  (iv)
        loans and advances made by ADESA to Subsidiaries  which are wholly owned
        directly or indirectly by ADESA or ADESA Canada,  Inc.,  excluding  AFC,
        (v) advances of accrued  bonuses to  employees  in an  aggregate  amount
        outstanding  not  exceeding  $500,000.00,   less  the  amount  of  loans
        described at item (vi) immediately  following which are outstanding from
        time to time,  (vi)  loans to any other  persons  which do not exceed in
        aggregate amount  outstanding at any time $5,000,000  including loans to
        AFC, and (vii) the advance to ADESA of the proceeds of the Floating Rate
        Notes by Funding and the advance to ADESA of the proceeds of the sale of
        any Pledged Notes released by the Agent to Funding.

e.      Mergers,   Consolidations,    Sales,   Acquisition   or   Formation   of
        Subsidiaries.  Neither  ADESA nor  Funding  shall be a party,  and ADESA
        shall not permit any Subsidiary to be a party to any consolidation or to
        any merger,  excluding  ADESA's  merger with a  subsidiary  of Minnesota
        Power & Light Co.,  provided that ADESA is the surviving  entity in such
        merger.  Neither ADESA nor Funding shall  purchase,  and ADESA shall not
        permit any  Subsidiary  to purchase  the capital  stock of or  otherwise
        acquire any equity interest in any other business entity.  Neither ADESA
        nor Funding shall acquire,  and ADESA shall not permit any Subsidiary to
        acquire any  material  part of the assets of any other  business  entity
        other than in the ordinary course of business. Neither ADESA nor Funding
        shall sell,  transfer,  convey or lease,  and ADESA shall not permit any
        Subsidiary to sell,  transfer,  convey or lease all or any material part
        of its assets,  except inventory in the ordinary course of business,  or
        sell or assign with or without recourse any receivables. ADESA shall not
        cause to be created or otherwise  acquire any  additional  Subsidiaries,
        except for the creation of Subsidiaries for purposes of reorganizing the
        business being conducted by ADESA and the Subsidiaries prior to the time
        such new Subsidiary is created.  Notwithstanding  any other provision of
        this Section,  ADESA may, without the prior written consent of any Bank,
        effect  a  start-up  or  acquire   directly  or  indirectly   through  a
        Subsidiary,  all of the  capital  stock or other  equity  interest  in a
        corporation or other business  entity,  or acquire all or  substantially
        all of the business assets of any such entity,  either by purchase or by
        merger,  provided  that either  ADESA or a Subsidiary  is the  surviving
        corporation in the case of any merger,  and provided further that in the
        case of any such acquisition or start-up all of the following conditions
        are fulfilled: (i) the cost to ADESA, considered on a consolidated basis
        (excluding  AFC), of any one start-up or  acquisition  consummated  in a
        fiscal year does not exceed Five Million Dollars ($5,000,000) (excluding
        costs of the  Jacksonville,  Florida and Manville,  New Jersey  auctions
        presently  being  developed),  (ii) the cost to ADESA,  considered  on a
        consolidated   basis   (excluding   AFC),  of  all  such  start-ups  and
        acquisitions  consummated  in any  fiscal  year does not  exceed  Twelve
        Million Dollars  ($12,000,000.00)  (excluding costs of the Jacksonville,
        Florida and Manville, New Jersey auctions presently being

                                      49



        developed);  and (iii) no Event of Default or Unmatured Event of Default
        exists at the time of any such  start-up or  acquisition  or occurs as a
        result  thereof.  The cost of any  acquisition or start-up shall include
        the present value of future lease  payments.  As used in this paragraph,
        the term  "start-up"  means the acquisition of assets and the payment of
        other  initial  expenses  necessary  to  commence  operation  of an auto
        auction at a location  other than a location at which such an  operation
        is conducted by ADESA or any Subsidiary prior to such acquisition.

f.      Margin  Stock.  Neither  ADESA nor  Funding  shall use,  nor shall ADESA
        permit  any  Subsidiary  to use or cause or permit the  proceeds  of the
        Loans  or the  Floating  Rate  Notes  to be  used,  either  directly  or
        indirectly, for the purpose, whether immediate,  incidental or ultimate,
        of  purchasing  or  carrying  any margin  stock  within  the  meaning of
        Regulation U of the Board of Governors of the Federal Reserve System, as
        amended from time to time.  ADESA shall not permit more than twenty-five
        percent  (25%) of its  consolidated  assets  to  consist  at any time of
        margin stock,  within the contemplation of Regulation U, as amended form
        time to time.

g.      Other  Agreements.  Neither  ADESA  nor  Funding  shall  enter  into any
        agreement, and ADESA shall not permit any Subsidiary,  excluding AFC, to
        enter  into  any  agreement  containing  any  provision  which  would be
        violated or breached in  material  respect by the  performance  of their
        respective  Obligations  under this Agreement or under any instrument or
        document  delivered or to be  delivered by ADESA,  Funding or any of the
        Subsidiaries under this Agreement or in connection herewith.

h.      Judgments.  Neither ADESA nor Funding shall permit,  and ADESA shall not
        permit any  Subsidiary  to permit any  uninsured  judgment  or  monetary
        penalty rendered against it in any judicial or administrative proceeding
        to remain  unsatisfied  for  period in  excess of  forty-five  (45) days
        unless  such  judgment  or penalty is being  contested  in good faith by
        appropriate  proceedings  and  execution  upon  such  judgment  has been
        stayed,  and unless an  appropriate  reserve has been  established  with
        respect thereto.

i.      Principal  Office.  Neither ADESA nor Funding  shall  change,  and ADESA
        shall not permit any  Subsidiary to change the location of its principal
        office unless it gives not less than ten (10) days prior written  notice
        of such a change to the Agent.

j.      Hazardous Substances. Neither ADESA nor Funding shall allow or permit to
        continue,  and ADESA shall not permit any  Subsidiary to allow permit to
        continue the release or threatened  release of any Hazardous  Substances
        in reportable  quantities on any premises  owned or occupied by or under
        lease to ADESA, Funding or any Subsidiary.

k.      Debt.  Neither  ADESA nor Funding  shall  incur or permit to exist,  and
        ADESA  shall not  permit  any  Subsidiary  (excluding  AFC) to incur nor
        permit  to  exist  any   indebtedness  for  borrowed  money  except  (i)
        indebtedness to the Banks, (ii) the indebtedness of Funding with respect
        to the Floating Rate Notes, (iii) subordinated indebtedness of up to

                                      50

        $20,000,000  to  ADESA  from  Minnesota   Power  &  Light  Co.,  or  its
        wholly-owned  subsidiary  provided that the  Subordination  Agreement is
        entered into among the Agent,  ADESA and Minnesota Power & Light Co., or
        its wholly-owned  subsidiary;  (iv) those existing obligations disclosed
        on the "Schedule of Exceptions" attached as Schedule 4.e., and (v) other
        indebtedness  which does not exceed  $10,000,000 in aggregate  principal
        amount outstanding at any time for ADESA,  Funding, and the Subsidiaries
        on a consolidated  basis,  excluding AFC. For purposes of this covenant,
        the phrase  "indebtedness  for  borrowed  money,"  shall be construed to
        include equipment lease obligations under capital and operating leases.

l.      Limitation  on  Activities  of Funding.  Funding shall not engage in any
        business  other than lending the proceeds of the Floating  Rate Notes to
        ADESA on such terms that timely  payment by ADESA of the  principal  and
        interest on such loan from  Funding  shall  provide  Funding  with funds
        required to make all payments due on account of the Floating  Rate Notes
        in a timely  manner.  Funding  shall not incur any material  obligations
        other than the  obligation  represented  by the Floating  Rate Notes nor
        shall  it  acquire  any  material  amount  of  assets,  other  than  the
        indebtedness  of ADESA to Funding arising by reason of the loan to ADESA
        of the proceeds of the Floating Rate Notes.

        Section 8. CONDITIONS OF LENDING.  The several  obligations of the Banks
to make the Loans and any Advance, to maintain the Letter of Credit and to issue
any L/C shall be  subject to  fulfillment  of each of the  following  conditions
precedent:

a.      No Default. No Event of Default or Unmatured Event of Default shall have
        occurred and be continuing,  and the  representations  and warranties of
        ADESA and  Funding  contained  in Section 4 shall be true and correct in
        all  material  respects as of the date of this  Agreement  and as of the
        date of each Advance,  except that after the date of this  Agreement (i)
        the representations  contained in Section 4.d will be construed so as to
        refer to the latest financial statements furnished to the Banks by ADESA
        pursuant to the requirements of this Agreement,  (ii) the representation
        contained  in  Section  4.a  will  be  construed  so as to  include  any
        Subsidiary which may hereafter be formed or acquired by ADESA, and (iii)
        other representations  contained in Section 4 shall be construed to have
        been  modified in  accordance  with any change of which ADESA shall have
        notified the Banks in writing.

b.      Documents  to be Furnished  at Closing.  The Agent shall have  received,
        contemporaneously  with the execution of this  Agreement and in any case
        prior to the making of any Advance under the ADESA  Revolver or the Line
        of Credit the following, each duly executed, currently dated and in form
        and substance  satisfactory  to the Agent and in sufficient  numbers for
        each Bank.

           (i)    The ADESA Revolving Notes, and the Line of Credit Notes,  each
                  made payable to the respective Banks.

                                      51

           (ii)   A  Subordination  Agreement  among  Minnesota  Power  &  Light
                  Company or a wholly-owned  subsidiary  thereof,  ADESA and the
                  Agent in the form of "Exhibit "N" to this Agreement.

           (iii)  Subsidiary    Security    Agreements,    Subsidiary   Guaranty
                  Agreements,   Inter-company  Demand  Notes  and  Inter-company
                  Security  Agreements from each of ADESA New Jersey,  Auto Banc
                  Corporation and ADESA  Remarketing  Services,  Inc.,  together
                  with UCC-1s and equivalent Canadian filings.

           (iv)   Certified copies of Resolutions of the respective Boards of
                  Directors of ADESA, Funding, ADESA New Jersey, Inc., Auto Banc
                  Corporation and ADESA Remarketing Services,  Inc., authorizing
                  the  execution,   delivery  and   performance  of  the  Credit
                  Documents  to  which  such  corporations  are,   respectively,
                  parties.

           (v)    Certificates of the respective  Secretaries of ADESA, Funding,
                  ADESA  New  Jersey,  Inc.,  Auto  Banc  Corporation  and ADESA
                  Remarketing  Services,  Inc.,  certifying  the  names  of  the
                  officer or officers authorized to sign the Credit Documents to
                  which each such corporation is a party, together with a sample
                  of the true signature of each such officer.

           (vi)   Solvency Certificates from each Subsidiary.

           (vii)  The opinion of counsel for ADESA and Funding  addressed to the
                  Bank substantially in the form of Exhibit "M."

           (viii) A supplemental  "Schedule to Pledge Agreement" identifying all
                  Subsidiaries  of  ADESA  and  delivery  of  all   certificates
                  representing  all  shares  of  capital  stock of or  ownership
                  interest  in such  subsidiaries  as "Pledged  Securities"  for
                  purposes of the Pledge Agreement and appropriate  stock powers
                  for each certificate delivered herewith.

           (ix)   Amendment to Collateral  Documents executed by ADESA,  Funding
                  and all  Subsidiaries  (excluding  AFC) in the form of Exhibit
                  "G."

           (x)    Amendments to all Mortgages, Deeds of Trust or Trust Deeds and
                  Collateral Assignments of such documents.

           (xi)   Amended  UCC-1s  and  equivalent  Canadian  filings to add the
                  Banks as secured parties.

           (xii)  Such other  documents as the Agent or any Bank may  reasonably
                  require.

                                      52



c.      Documents  to be  Furnished  at Time of Each  Advance  under  the  ADESA
        Revolver  and the Line of  Credit.  The Agent  shall have  received  the
        following prior to making any Advance,  each duly executed and currently
        dated,  unless waived at the Required  Banks'  discretion as provided in
        Section 2.a. or b.;

           (i)    An Application for the Advance.

           (ii)   An Officer's Certificate.

           (iii)  Such other  documents as the Agent or any Bank may  reasonably
                  require.

        Section 9. EVENTS OF DEFAULT.  Each of the following shall constitute an
Event of Default under this Agreement:

a.      Nonpayment of the Loans.  Default in the payment within five (5) days of
        the date when due of any  amount  payable  under the terms of any of the
        Notes or under any Reimbursement Agreement.

b.      Nonpayment of Monetary Obligations.  Failure by ADESA to pay to Bank One
        within  five (5) days of the date when due any amount due to Bank One on
        account of the  obligation of ADESA to reimburse  Bank One on account of
        Drawings under the Letter of Credit pursuant to the terms of Section 3.a
        of this  Agreement,  or on account of any  transaction fee or commission
        payable  under the terms of Sections  3.a or 3.c or any amounts  payable
        under Section 3.d.

c.      Nonpayment of Other  Indebtedness for Borrowed Money.  Default by ADESA,
        Funding,  AFC or any  Subsidiary  in the  payment  when due,  whether by
        acceleration or otherwise,  of any other indebtedness for borrowed money
        in an aggregate  amount of $1,000,000,  or default in the performance or
        observance of any obligation or condition with respect to any such other
        indebtedness if the effect of such default is to accelerate the maturity
        of such other  indebtedness or to permit the holder or holders  thereof,
        or any trustee or agent for such holders,  to cause such indebtedness to
        become  due and  payable  prior to its  scheduled  maturity,  unless the
        defaulting  party is  contesting  the  existence of such default in good
        faith and by appropriate  proceedings and that appropriate reserves have
        been established with respect thereto.

d.      Other Material Obligations.  Subject to the expiration of any applicable
        grace period, default by ADESA, Funding or any Subsidiary in the payment
        when due, or in the  performance  or observance of any obligation of, or
        condition agreed to by ADESA,  Funding or any Subsidiary with respect to
        any purchase or lease of real property goods,  securities or services in
        an  aggregate  amount of  $500,000  except  only to the extent  that the
        existence  of any such  default is being  contested in good faith and by
        appropriate   proceedings  and  that  appropriate   reserves  have  been
        established with respect thereto.

                                      53

e.      Bankruptcy,  Insolvency, etc. ADESA, Funding or any Subsidiary admitting
        in writing its  inability  to pay its debts as they mature or a judicial
        order or  determination  of  insolvency  being  entered  against  ADESA,
        Funding or any  Subsidiary;  or an  administrative  order of dissolution
        being entered against ADESA,  Funding or a "Significant  Subsidiary" (as
        defined in Section 6.b(v).) or ADESA, Funding or any Subsidiary applying
        for,  consenting to, or  acquiescing in the  appointment of a trustee or
        receiver for ADESA,  Funding or any Subsidiary or any property  thereof,
        or ADESA,  Funding or any Subsidiary making a general assignment for the
        benefit of creditors; or, in the absence of such application, consent or
        acquiescence,  a trustee or receiver being appointed for ADESA,  Funding
        or any  Subsidiary  or for a  substantial  part of its  property and not
        being   discharged   within   sixty  (60)  days;   or  any   bankruptcy,
        reorganization,   debt  arrangement,   or  other  proceeding  under  any
        bankruptcy  or  insolvency   law,  or  any  dissolution  or  liquidation
        proceeding  being  instituted  by  or  against  ADESA,  Funding  or  any
        Subsidiary  and, if  involuntary,  being  consented or  acquiesced in by
        ADESA,  Funding  or any  Subsidiary  or  remaining  for sixty  (60) days
        undismissed.

f.      Warranties and  Representations.  Any warranty or representation made by
        ADESA  or  Funding  in this  Agreement  proving  to have  been  false or
        misleading  in  any  material   respect  when  made,  or  any  schedule,
        certificate,  financial  statement,  report,  notice,  or other  writing
        furnished by ADESA,  Funding or any  Subsidiary  to the Banks proving to
        have been  false or  misleading  in any  material  respect  when made or
        delivered.

g.      Violations of Affirmative and Negative  Covenants and Floating Rate Note
        Document  Obligations.  Failure by ADESA or  Funding  to comply  with or
        perform any covenant applicable to it that is stated in Sections 6.c, or
        6.g or Section 7 of this Agreement.

h.      Failure to Make Sinking Fund Reserve Payments.  Failure by ADESA to make
        any payment into the Sinking  Fund  Reserve  within five (5) days of the
        date when due as required under the terms of Section 6.1.

i.      Failure to Make Mandatory Loan Reductions.  Failure by ADESA to make any
        payment  required  under the terms of Sections 2.a(i) or 2.b.(vi) within
        five (5) days after demand.

j.      Noncompliance With Other Provisions of this Agreement. Failure of ADESA,
        Funding  or any of the  Subsidiaries  to  comply  with  or  perform  any
        covenant or other  provision of this  Agreement  applicable to it, or to
        perform any other Obligation (which failure does not constitute an Event
        of Default under any of the preceding  provisions of this Section 9) and
        continuance of such failure for thirty (30) days after notice thereof to
        ADESA from the Agent.

k.      Noncompliance with the AFC Agreement and the AHC Loan Agreement. Failure
        of  ADESA  or AFC to  comply  with or  perform  any  covenant  or  other
        provision  of the AFC  Agreement,  applicable  to it, or the  failure of
        ADESA or AFC to comply with or perform any  covenant or other  provision
        of the AHC Loan Agreement (which failure does not

                                      54



        constitute an Event of Default under any of the preceding  provisions of
        this  Section 9) and  continuance  of such  failure for thirty (30) days
        after notice thereof to ADESA from the Agent.

        Section 10.  EFFECT OF EVENT OF DEFAULT.  When any Event of Default has
occurred and is continuing,  the Required Banks,  acting on behalf of all of the
Banks, may take any or all of the following actions:

a.      Acceleration of the Loans. If any Event of Default  described in Section
        9.e  shall  occur,  the  maturity  of the  Loans  shall  immediately  be
        accelerated and the Notes and the Loans evidenced thereby, and all other
        indebtedness  and  any  other  payment  Obligations  of  ADESA  and  all
        obligations  of Funding and the  Subsidiaries  to the Banks shall become
        immediately  due and  payable,  and the  Commitments  shall  immediately
        terminate,  all  without  notice  of any kind.  When any other  Event of
        Default has occurred and is continuing,  the Agent,  at the direction of
        the Required Banks may  accelerate  payment of the Loans and declare the
        Notes and all  other  payment  Obligations  due and  payable,  whereupon
        maturity of the Loans shall be  accelerated  and the Notes and the Loans
        evidenced  thereby,  and all  other  payment  Obligations  shall  become
        immediately  due and  payable  and  the  Commitments  shall  immediately
        terminate,  all without  notice of any kind.  The Agent on behalf of the
        Banks shall promptly advise ADESA of any such  declaration,  but failure
        to do so shall not impair the effect of such declaration.

b.      Refusal to Reinstate an Interest Drawing.  The Required Banks may direct
        Bank One to refuse to reinstate any Interest Drawing under the Letter of
        Credit by giving  notice to the  Trustee  of such  refusal in the manner
        provided in Section  8.02(m) of the Trust  Indenture and in the form and
        within the time provided under the terms of the Letter of Credit and the
        Required  Banks may direct Bank One to direct the Trustee to  accelerate
        the maturity of the Floating  Rate Notes as provided  under the terms of
        the Trust Indenture.

c.      Floating Rate Note Document Remedies. The Required Banks may direct Bank
        One to notify the  Trustee of the Event of Default  with the result that
        the  Trustee  will,  as  required  by the Trust  Indenture,  declare the
        principal  of all the  Floating  Rate  Notes  and the  interest  accrued
        thereon to be  immediately  due and payable and the  Required  Banks may
        direct Bank One to exercise any other remedy available to Bank One under
        any of the Floating Rate Note Documents.

d.      Deposit to Secure Payment of the Reimbursement Obligation.  The Required
        Banks may demand that ADESA immediately pay to the Agent for the benefit
        of the Banks,  an amount  equal to the Maximum  Available  Credit.  Such
        amount  shall be due and  payable  to the Agent for the  benefit  of the
        Banks immediately upon demand. ADESA grants to the Banks a pledge of and
        security  interest in any and all funds  (hereafter  referred to in this
        subsection as a "Special Collateral Account") paid by ADESA to the Agent
        or in transit to any deposit account or fund,  pursuant to the demand of
        the Banks made  pursuant to this  subsection.  Such pledge and  security
        interest shall secure to the Banks

                                      55



        all  of  the  Obligations  relating  to  the  Letter  of  Credit.  ADESA
        acknowledges that the Banks would not have an adequate remedy at law for
        failure of ADESA to honor any demand made  pursuant  to this  subsection
        and, therefore, the Required Banks shall have the right to require ADESA
        specifically to perform such undertaking  whether or not any amounts are
        then  due  and  payable  by  ADESA  to  the  Banks  on  account  of  its
        reimbursement  obligation with respect to Drawings made under the Letter
        of  Credit.  In the  event  the Agent  makes a demand  pursuant  to this
        Section  10.d and ADESA  pays the funds  demanded,  the Agent  will hold
        funds in a Special  Collateral  Account  without  liability for interest
        thereon, provided that the Agent will, at the direction of ADESA and for
        the  account  and  risk  of  ADESA,  invest  the  funds  in the  Special
        Collateral  Account  in U.  S.  Treasury  Bills  with  30  days  or less
        remaining until maturity.  Any earnings from such investment may, at the
        discretion of the Required Banks, be released to ADESA. After the Letter
        of Credit has expired and all of the  Obligations  have been  satisfied,
        the Required Banks shall direct the Agent to return to ADESA any balance
        remaining in the Special Collateral Account established  pursuant to the
        requirements of this subsection.

e.      Other  Remedies.  The Agent at the  direction of the Required  Banks may
        pursue any other remedies available to them under any Credit Document or
        any  Floating  Note  Document.  The  Required  Banks may bring any other
        action  available at law or in equity to enforce payment and performance
        or otherwise to collect the Obligations.

The remedies enumerated in this Section 10 are not intended to be exclusive, but
shall be in addition to any other statutory,  equitable or contractual  remedies
available to the Banks.

        Section 11. CHANGE OF CIRCUMSTANCES.

a.      Change in Law. Notwithstanding any other provisions of this Agreement or
        any Note, if at any time any change in  applicable  law or regulation or
        in the interpretation  thereof makes it unlawful for any Bank to make or
        continue to maintain  LIBOR-based Rate Advances or Interbank-based  Rate
        Advances or to give effect to its obligations are  contemplated  hereby,
        such Bank shall promptly give notice  thereof to ADESA,  and such Bank's
        obligations   to  make  or  maintain   LIBOR-based   Rate   Advances  or
        Interbank-based Rate Advances under this Agreement shall terminate until
        it is no longer  unlawful for such bank to make or maintain  LIBOR-based
        Rate Advances or  Interbank-based  Rate Advances.  ADESA shall prepay on
        demand the outstanding principal amount of any such affected LIBOR-based
        Rate  Advances  or  Interbank-based  Rate  Advances,  together  with all
        interest  accrued  thereon and all other amounts then due and payable to
        such Bank under this Agreement; provided, however, subject to all of the
        terms and conditions of this  Agreement,  ADESA may then elect to borrow
        the  principal  amount of the  affected  LIBOR-based  Rate  Advances  or
        Interbank-based  Rate  Advances  from such Bank by means of  Prime-based
        Rate Advances from such Bank that shall not be made ratably by the Banks
        but only from such affected Bank.

                                      56

b.      Unavailability of Deposits or Inability to Ascertain,  or Inadequacy Of,
        LIBOR or Interbank Rate. If on or prior to the first day of any Interest
        Period for any Advance of LIBOR-based  Rate Advances or  Interbank-based
        Rate  Advances (i) the Agent  determines  that deposits in United States
        Dollars  (in the  applicable  amounts)  are  not  being  offered  in the
        relevant  market for such Interest  Period,  or (ii) the Required  Banks
        advise the Agent that LIBOR or the  Interbank  Rate, as  applicable,  as
        determined by the Agent will not  adequately and fairly reflect the cost
        to  such  Banks  of  funding   their   LIBOR-based   Rate   Advances  or
        Interbank-based Rate Advances, as applicable,  for such Interest Period,
        then the Agent  shall  forthwith  give  notice  thereof to ADESA and the
        Banks,  whereupon until the Agent notifies ADESA that the  circumstances
        giving rise to such  suspension no longer exist,  the obligations of the
        Banks  to  make  LIBOR-based  Rate  Advances  or  Interbank-based   Rate
        Advances, as applicable, shall be suspended.

c.      Increased Cost and Reduced Return.  (i) If, on or after the date hereof,
        the adoption of any applicable  law, rule or  regulation,  or any change
        therein,  or any change in the interpretation or administration  thereof
        by any governmental authority, central bank or comparable agency charged
        with the interpretation or administration  thereof, or compliance by any
        Bank (or its Lending Office as defined in Section 11.d) with any request
        or  directive  (whether  or not  having  the  force  of law) of any such
        authority, central bank or comparable agency:

              (a) shall  subject  any Bank (or its  Lending  Office) to any tax,
           duty or other charge with respect to its LIBOR-based Rate Advances or
           Interbank-based  Rate Advances,  its Notes, or its obligation to make
           LIBOR-based Rate Advances or Interbank-based Rate Advances,  or shall
           change the basis of  taxation of payments to any Bank (or its Lending
           Office) of the  principal  of or  interest  on its  LIBOR-based  Rate
           Advances or  Interbank-based  Rate  Advances or any other amounts due
           under this Agreement in respect of its  LIBOR-based  Rate Advances or
           Interbank-based  Rate Advances (except for changes in the rate of tax
           on the overall net income of such Bank or its Lending  Office imposed
           by the jurisdiction in which such Bank's  principal  executive office
           or Lending Office is located); or

              (b) shall impose,  modify or deem applicable any reserve,  special
           deposit or similar requirement  (including,  without limitation,  any
           such  requirement  imposed by the Board of  Governors  of the Federal
           Reserve  System)  against assets of, deposits with or for the account
           of, or credit extended by, any Bank (or its Lending Office) or on the
           interbank  market or any other  condition  affecting its  LIBOR-based
           Rate Advances or  Interbank-based  Rate Advances,  its Notes,  or its
           obligation to make LIBOR-based Rate Advances or Interbank-based  Rate
           Advances;  and the result of any of the  foregoing is to increase the
           cost to such Bank (or its  Lending  Office) of making or  maintaining
           any LIBOR-based Rate Advances or Interbank-based  Rate Advances or to
           reduce the amount of any sum received or  receivable by such Bank (or
           its  Lending  Office)  under this  Agreement  or under its Notes with
           respect thereto, by an amount deemed by such

                                      57



           Bank to be material,  then,  within fifteen (15) days after demand by
           such Bank (with a copy to the Agent), ADESA shall be obligated to pay
           to such Bank such  additional  amount or amounts  as will  compensate
           such Bank for such increased cost or reduction.

                  (ii) If, any the date hereof, any Bank or the Agent shall have
        determined  that the adoption of any applicable  law, rule or regulation
        regarding capital adequacy,  or any change therein  (including,  without
        limitation,  any revision in the Final Risk-Based  Capital Guidelines of
        the Board of Governors of the Federal  Reserve  System (12 CFR Part 208,
        Appendix  A;  12 CFR  Part  225,  Appendix  A) or of the  Office  of the
        Comptroller of the Currency (12 CFR Part 3, Appendix A), or in any other
        applicable   capital  rules   heretofore   adopted  and  issued  by  any
        governmental  authority),   or  any  change  in  the  interpretation  or
        administration  thereof by any governmental  authority,  central bank or
        comparable  agency  charged with the  interpretation  or  administration
        thereof,  or  compliance  by any Bank (or its Lending  Office)  with any
        request or directive  regarding  capital adequacy (whether or not having
        the  force of law) of any such  authority,  central  bank or  comparable
        agency,  has or would have the effect of reducing  the rate of return on
        such Bank's capital,  or on the capital of any  corporation  controlling
        such Bank,  as a  consequence  of its  obligations  hereunder to a level
        below that which such Bank could have  achieved  but for such  adoption,
        change or compliance  (taking into  consideration  such Bank's  policies
        with respect to capital adequacy) by an amount deemed by such Bank to be
        material,  then from time to time, within fifteen (15) days after demand
        by such Bank  (with a copy to the  Agent)  ADESA  shall pay to such Bank
        such additional  amount or amounts as will compensate such Bank for such
        reduction.

                  (iii) Each Bank that  determines  to seek  compensation  under
        this Section 11.c. shall notify ADESA and the Agent of the circumstances
        that  entitle  such Bank to such  compensation  pursuant to this Section
        11.c. A certificate of any Bank claiming compensation under this Section
        11.c. and setting forth the  additional  amount or amounts to be paid to
        it  hereunder   shall  be   conclusive  in  the  absence  of  errors  in
        calculation.   In  determining  such  amount,  such  Bank  may  use  any
        reasonable averaging and attribution methods.

d.      Lending  Offices.  Each  Bank  may,  at its  option,  elect  to make its
        Advances  hereunder  at the branch,  office or  affiliate  specified  on
        Schedule  A hereof  (each a "Lending  Office")  for each type of Advance
        available  hereunder  or at  such  other  of its  branches,  offices  or
        affiliates  as it may from time to time elect and designate in a written
        notice to ADESA and the Agent.

e.      Discretion  of Bank as to Manner of Funding.  Notwithstanding  any other
        provision  of this  Agreement,  each Bank shall be  entitled to fund and
        maintain its funding of all or any part of its  Commitment in any manner
        it sees fit, it being understood, however, that for the purposes of this
        Agreement all determinations hereunder shall be made as if each Bank had
        actually  funded  and  maintained  each   LIBOR-based  Rate  Advance  or
        Interbank-

                                      58



        based Rate Advance  through the  purchase of deposits in the  eurodollar
        interbank  market  having a  maturity  corresponding  to such  Advance's
        Interest  Period and bearing an interest rate equal to LIBOR-based  Rate
        or Interbank-based Rate, as applicable, for such Interest Period.

        Section 12. THE AGENT.

a.      Appointment.  Each Bank hereby appoints Bank One, Indianapolis,  N.A. as
        the Agent under the Credit Documents, and hereby authorizes the Agent to
        act as the agent on its behalf and to  exercise  such  powers  under the
        Credit  Documents as are  delegated  to the Agent by the terms  thereof,
        together with such powers as are reasonably incidental thereto.

b.      Agent and its  Affiliates.  The Agent  shall  have the same  rights  and
        powers under this Agreement and the other Credit  Documents as any other
        Bank and may exercise or refrain from  exercising  the same as though it
        were not the Agent, and the Agent and its affiliates may (without having
        to account  therefor to any Bank) accept  deposits from,  lend money to,
        and  generally  engage in any kind of banking,  trust or other  business
        with ADESA or any  Subsidiary of ADESA as if it were not the Agent under
        the Credit  Documents and may accept fees and other  consideration  from
        ADESA for  services  in  connection  with this  Agreement  or  otherwise
        without  having to account for the same to the Banks except as specified
        herein.  The term  "Bank" or  "Banks"  as used  herein  and in all other
        Credit  Documents,   unless  the  context  otherwise  clearly  requires,
        includes the Agent in its individual capacity as a Bank.

c.      Action by Agent.  In the event  that the  Agent  receives  from  ADESA a
        written  notice of an Event of Default,  the Agent shall  promptly  give
        each of the Banks written notice  thereof.  The obligations of the Agent
        under the Credit  Documents are only those  expressly set forth therein.
        Without limiting the generality of the foregoing, the Agent shall not be
        required  to take any action  hereunder  with  respect to any  Unmatured
        Event of Default or Event of Default,  except as  expressly  provided in
        Section 10. Upon the occurrence of an Event of Default,  the Agent shall
        take such action  with  respect to the  enforcement  of its liens on the
        collateral and the  preservation  and protection  thereof as it shall be
        directed  to take by the  Required  Banks,  but  unless  and  until  the
        Required Banks have given such direction the Agent shall take or refrain
        from  taking  such  actions  as it  deems  appropriate  and in the  best
        interest  of all the  Banks.  In no event,  however,  shall the Agent be
        required to take any action in  violation  of  applicable  law or of any
        provision  of any Credit  Document,  and the Agent shall in all cases be
        fully  justified  in failing or refusing to act  hereunder  or under any
        other  Credit  Document  unless  it shall be  first  indemnified  to its
        reasonable satisfaction by the Banks against any and all costs, expense,
        and  liability  which  may be  incurred  by it by  reason  of  taking or
        continuing  to take any such  action.  The Agent  shall be  entitled  to
        assume  that no  Unmatured  Event of Default or Event of Default  exists
        unless  notified to the  contrary by a Bank or ADESA or unless the Agent
        has actual knowledge. In all cases in which this Agreement and the other

                                      59


        Credit Documents do not require the Agent to take certain  actions,  the
        Agent shall be fully  justified  in using its  discretion  in failing to
        take or in taking any action hereunder and thereunder.

d.      Consultation  with  Experts.  The Agent may consult with legal  counsel,
        independent  public  accountants  and other  experts  selected by it and
        shall not be liable for any action taken or omitted to be taken by it in
        good faith in accordance with the advice of such counsel, accountants or
        experts.

e.      Liability of Agent;  Credit  Decision.  Neither the Agent nor any of its
        directors, officers, agents, or employees shall be liable for any action
        taken or not taken by it in  connection  with the Credit  Documents  (i)
        with the consent or at the request of the Required  Banks or (ii) in the
        absence  of its own gross  negligence  or  willful  misconduct,  and any
        action taken or failure to act pursuant  thereto shall be binding on all
        of the  Banks.  Neither  the Agent nor any of its  directors,  officers,
        agents  or  employees  shall  be  responsible  for or have  any  duty to
        ascertain,  inquire  into or  verify  (i)  any  statement,  warranty  or
        representation  made in  connection  with  this  Agreement  or any other
        Credit  Document,  (ii)  the  performance  or  observance  of any of the
        covenants or agreements of ADESA, Funding or the Subsidiaries  contained
        herein or in any other Credit  Document;  (iii) the  satisfaction of any
        condition specified in Section 8 hereof except receipt of items required
        to be  delivered  to the  Agent;  or (iv) the  validity,  effectiveness,
        genuineness, enforceability,  perfection, value, worth or collectibility
        hereof or of any other Credit  Document or of the liens  provided for by
        Section 5 hereof or of any other  documents  or  writings  furnished  in
        connection with any Credit Document or of the collateral;  and the Agent
        makes no  representation  of any kind or  character  with respect to any
        such matter mentioned in this sentence. The Agent may execute any of its
        duties  under  any of the  Credit  Documents  by or  through  employees,
        agents, and  attorneys-in-fact and shall not be answerable to the Banks,
        ADESA or any other  Person  for the  default or  misconduct  of any such
        agents or  attorneys-in-fact  selected with reasonable care,  except for
        willful  misconduct or gross  negligence.  The Agent shall not incur any
        liability by acting in reliance upon any notice,  consent,  certificate,
        other document or statement  (whether written or oral) believed by it to
        be genuine or to be sent by the proper party or parties.  In  particular
        and  without  limiting  any of the  foregoing,  the Agent  shall have no
        responsibility  for confirming the existence or worth of any collateral,
        compliance  certificate or other  document or instrument  received by it
        under the Credit Documents. The Agent may treat the owner of any Note as
        the holder  thereof  until  written  notice of transfer  shall have been
        filed with the Agent  signed by such owner in form  satisfactory  to the
        Agent.  Each Bank  acknowledges  that it has  independently  and without
        reliance  on  the  Agent  or  any  other  Bank,   and  based  upon  such
        information,  investigations and inquiries as it deems appropriate, made
        its own credit analysis and decision to extend credit to ADESA,  Funding
        and the Subsidiaries in the manner set forth in the Credit Documents. It
        shall be the  responsibility  of each Bank to keep itself informed as to
        the  creditworthiness  of ADESA,  Funding and the  Subsidiaries  and the
        Agent shall have no  liability  to any Bank with  respect  thereto.  The
        Agent shall not be required to keep itself informed as to the


                                      60


        performance  or  observance  by ADESA of this  Agreement  or the  Credit
        Documents,  or to inspect  the  properties  or books of ADESA  unless an
        inspection  of the  properties  or books is  requested in writing by the
        Required  Banks,  or to access or keep  under  review on its  behalf the
        financial condition,  creditworthiness,  condition,  affairs,  status or
        nature of ADESA.  Each Bank  acknowledges  that a copy of this Agreement
        and a copy of Exhibits  hereto have been made available to it and to its
        individual legal counsel for review and each Bank  acknowledges  that it
        is  satisfied  with the form and  substance  of this  Agreement  and the
        Exhibits hereto.

f.      Costs and  Expenses.  Each Bank  agrees to  reimburse  the Agent for all
        out-of-pocket  expenses  (including  allocated costs of Agent's in-house
        counsel)  suffered  or incurred  by the Agent in  performing  its duties
        hereunder and under the other Credit Documents or in the exercise of any
        right or power  imposed or  conferred  upon the Agent  hereby or thereby
        (except to the  extent  that such  costs and  expenses  arise out of the
        Agent's gross negligence or willful misconduct),  to the extent that the
        Agent is not promptly  reimbursed  for the same by ADESA,  or out of the
        collateral, all such costs and expenses to be borne by the Banks ratably
        in accordance with their  respective  shares of the aggregate  amount of
        the Commitments hereunder.

g.      Indemnity.  Each Bank shall ratably, in accordance with their respective
        shares of the aggregate amount of the Commitments  hereunder,  indemnify
        and hold the Agent, and its directors,  officers,  employees, agents and
        representatives  harmless  from and  against  any  liabilities,  losses,
        damages,  penalties,   actions,  judgments,  suits,  costs  or  expenses
        suffered or incurred  by it under any Credit  Document or in  connection
        with the transactions contemplated thereby,  regardless of when asserted
        or arising,  except to the extent they are promptly  reimbursed  for the
        same by ADESA or out of the proceeds of the collateral and except to the
        extent  that  any  event  giving  rise  to a  claim  was  caused  by the
        negligence or willful misconduct of the party seeking to be indemnified.
        The  obligations of the Banks under this Section 12.g. and under Section
        12.f. above shall survive termination of this Agreement.

h.      Resignation  of Agent and Successor  Agent.  The Agent may resign at any
        time by giving written  notice thereof to the Banks and ADESA.  Upon any
        such  resignation of the Agent,  the Required Banks shall have the right
        to appoint a successor  Agent.  If no successor Agent shall have been so
        appointed  by  the  Required   Banks  and  shall  have   accepted   such
        appointment,  within thirty (30) days after the retiring  Agent's giving
        of notice of resignation,  then the retiring Agent may, on behalf of the
        Banks,  appoint a successor Agent,  which shall be any Bank hereunder or
        any  commercial  bank  organized  under the laws of the United States of
        America  or of any state  thereof  and  having a  combined  capital  and
        surplus of at least $100,000,000. Upon the acceptance of its appointment
        as the Agent hereunder,  such successor Agent shall thereupon succeed to
        and become  vested with all the rights and duties of the retiring  Agent
        under the Credit  Documents,  and the retiring Agent shall be discharged
        from its duties and obligations  thereunder.  After any retiring Agent's
        resignation hereunder as Agent, the provisions of

                                      61


        this Section 12 and all  protective  provisions of the Credit  Agreement
        shall  inure to its  benefit  as to any  actions  taken or omitted to be
        taken by it while it was Agent.

i.      Reliance by ADESA. ADESA shall have the right to rely upon the authority
        of the Agent to act  hereunder  unless it has received  actual notice of
        the  resignation  of  the  Agent.  In the  event  of  any  conflicts  or
        inconsistencies between any notices or similar action taken by the Agent
        compared to that of the Banks or the Required Banks, as the case may be,
        ADESA shall be entitled to rely upon the notice or information  provided
        by the Agent until ADESA has received  actual notice of the  resignation
        of the Agent,  in which  event  ADESA  shall be entitled to act upon the
        most recent  documents  provided by the Agent until such  documents  are
        rescinded by the Banks, or the Required Banks, as the case may be, or by
        the successor Agent.

        Section 13. MISCELLANEOUS

a.      Waiver.  No delay on the part of the Agent or the Banks or any holder of
        the Notes in the exercise of any right, power or remedy shall operate as
        a waiver thereof,  nor as an acquiescence in any default,  nor shall any
        single or partial exercise by any of them of any right,  power or remedy
        preclude any other or further exercise  thereof,  or the exercise of any
        other right,  power or remedy,  and the rights and remedies hereunder of
        the Agent,  the Banks and the holder of any Note are  cumulative to, and
        not  exclusive  of any  rights  or  remedies  which  any of  them  would
        otherwise have.

b.      Payments Free of Withholding.  Except as otherwise required by law, each
        payment by ADESA  under this  Agreement  or the other  Credit  Documents
        shall be made with  withholding  for or on  account  of any  present  or
        future taxes (other than overall net income taxes measured or based upon
        the  overall  net  income of the  recipient)  imposed  by or within  the
        jurisdiction in which ADESA is domiciled,  any  jurisdiction  from which
        ADESA makes any payment or (in each case) any political  subdivision  or
        taxing  authority  thereof or therein by reason of the  participation by
        the Banks in the  transactions  contemplated by this  Agreement.  If any
        such withholding is so required,  ADESA shall make the withholding,  pay
        the amount withheld to the  appropriate  governmental  authority  before
        penalties  attach thereto or interest  accrues thereon and forthwith pay
        such additional amount as may be necessary to ensure that the net amount
        actually  received  by each  Bank and the  Agent  free and clear of such
        taxes  (including such taxes on such additional  amount) is equal to the
        amount  which  that Bank or the  Agent  (as the case may be) would  have
        received had such  withholding  not been made.  If the Agent or any Bank
        pays any amount in  respect of any such  withheld  taxes,  penalties  or
        interest,  ADESA shall reimburse the Agent or that Bank for that payment
        on demand in the currency in which such payment was made.  If ADESA pays
        any such taxes,  penalties or interest,  it shall  deliver  official tax
        receipts  evidencing  that  payment or certified  copies  thereof to the
        Banks or Agent on whose account such  withholding  was made (with a copy
        to the Agent if not the  recipient  of the  original)  on or before  the
        thirtieth day after payment.  If any Bank or the Agent determines it has
        received or been granted a credit

                                      62

        against or relief or remission  for, or repayment  of, any taxes paid or
        payable by it because of any taxes,  penalties or interest paid by ADESA
        and  evidenced by such a tax receipt,  such Bank or Agent shall,  to the
        extent it can do so without  prejudice to the retention of the amount of
        such credit, relief, remission or repayment, pay to ADESA such amount as
        such Bank or Agent  determines  is  attributable  to such  deduction  or
        withholding and which will leave such Bank or Agent (after such payment)
        in no better or worse  position  than it would have been in if ADESA had
        not been required to make such deduction or withholding. Nothing in this
        Agreement  shall  interfere with the right of each Bank and the Agent to
        arrange its tax affairs in whatever  manner it thinks fit nor oblige any
        Bank or the  Agent  to  disclose  any  information  relating  to its tax
        affairs or any computations in connection with such taxes.

c.      Notices. Any notice given under or with respect to this Agreement or any
        other Credit Document to ADESA,  Funding,  any Subsidiary,  the Agent or
        the Banks shall be in writing and, if delivered by hand, shall be deemed
        to have been given when  delivered  and,  if mailed,  shall be deemed to
        have been given five (5) days after the date when sent by  registered or
        certified mail, postage prepaid, and addressed to ADESA,  Funding,  such
        Subsidiary,  the Agent or the  Banks at its  address  shown  below or on
        Schedule A hereto,  or at such other  address as any such party may,  by
        written notice to the other parties to this  Agreement,  have designated
        as its  address  for such  purpose.  The  addresses  referred  to are as
        follows:

        As to ADESA, Funding                 ADESA CORPORATION
        and all Subsidiaries:                1919 S. Post Road
                                             Indianapolis, Indiana 46239
                                             Attention: Chief Financial Officer,
                                             ADESA Corporation

        As to the Agent:                     Bank One, Indianapolis, NA
                                             Bank One Center/Tower - Suite 1911
                                             111 Monument Circle
                                             P.O. Box 7700
                                             Indianapolis, Indiana 46277-0119
                                             Attention: Manager, Metropolitan
                                             Department B

        As to the Banks:                     The Addresses set forth on 
                                             Schedule A hereto.

d.      Costs,  Expenses and Taxes.  ADESA shall pay or reimburse  the Agent and
        the  Banks  on  demand  for  all  losses,  claims,  damages,  penalties,
        judgments,   liabilities  and  expenses  of  the  Agent  and  the  Banks
        (including,  without  limitation,  reasonable  attorneys' fees and legal
        expenses)  incurred  by them in  connection  with or arising  out of the
        enforcement of this Agreement,  the Letter of Credit or any other Credit
        Document or any of the transactions  contemplated  thereby. In the event
        that ADESA, Funding, or a Subsidiary

                                      63


        shall be the prevailing  party in any action to enforce its rights under
        this  Agreement  against the Agent or any Bank,  then ADESA,  Funding or
        such Subsidiary  shall be entitled to recover its reasonable  attorneys'
        fees and legal expenses in such action or  proceeding.  ADESA shall also
        reimburse the Agent and the Banks for expenses incurred by the Agent and
        the banks in  connection  with any audit of the  books  and  records  or
        physical assets of ADESA and each of the Subsidiaries conducted pursuant
        to any right  granted to the Banks under the terms of this  Agreement or
        any other Credit Document.  Such  reimbursement  shall include,  without
        limitation,  reimbursement of the Agent and the Banks for their overhead
        expenses reasonably  allocated to such audits. In addition,  ADESA shall
        pay or reimburse  the Agent and the Banks for all  expenses  incurred by
        the  Agent  and the  Banks  in  connection  with the  perfection  of any
        security interests granted to the Agent and the Banks by ADESA, Funding,
        and each of the Subsidiaries and for any stamp or similar documentary or
        transaction  taxes which may be payable in connection with the execution
        or  delivery  of this  Agreement  or any  other  Credit  Document  or in
        connection with any other  instruments or documents  provided for herein
        or  delivered  or required in  connection  herewith  including,  without
        limitation,  expenses  incident  to any  lien or title  search  or title
        insurance  commitment or policy.  All  obligations  provided for in this
        Section shall survive termination of this Agreement.  In addition to all
        other fees payable under the terms of this Agreement, ADESA shall pay to
        the Agent  contemporaneously  with the  execution  of this  Agreement or
        immediately upon demand therefor,  all legal fees and expenses  incurred
        by the Agent for the  preparation or execution of the Credit  Documents,
        and any amendments, waiver or consent related hereto, whether or not the
        transactions contemplated herein are consummated.

e.      Non-Business Day. Except as otherwise provided in this Agreement, if any
        payment  of  principal  of or  interest  on any  Loan  or of  any  other
        Obligation shall fall due on a day which is not a Business Day, interest
        or fees  (as  applicable)  at the  rate,  if  any,  such  Loan or  other
        Obligation  bears for the period  prior to  maturity  shall  continue to
        accrue  on such  Obligation  from the  stated  due date  thereof  to and
        including the next  succeeding  Business Day, on which the same shall be
        payable.

f.      Survival of  Representations.  All  representations  and warranties made
        herein or in  certificates  given  pursuant  hereto  shall  survive  the
        execution and delivery of this Agreement and the other Credit Documents,
        and shall  continue in full force and effect with respect to the date as
        of which they were made as long as any  Obligations  are due and payable
        or any credit is in use or available hereunder.

g.      Successors and Assigns.  This  Agreement and the other Credit  Documents
        shall be binding upon and shall inure to the benefit of ADESA,  Funding,
        the Agent and the Banks and their  respective  successors  and  assigns,
        provided that the rights of ADESA and Funding under this Agreement shall
        not be assignable without the prior written consent of the Agent and the
        Banks and the Agent and the Banks may not assign  their  rights  without
        ADESA's consent.

                                      64

h.      Participants  and Note Assignees.  Each Bank shall have the right,  with
        the  prior  written   consent  of  ADESA,  at  its  own  cost  to  grant
        participations   (to  be  evidenced  by  one  or  more   agreements   or
        certificates of participation) in the Loans made and/or Commitments held
        by such Bank and its  participation  in the Letter of Credit and any L/C
        at any time and from time to time,  and to assign its rights  under such
        Loans, or the Notes  evidencing  such Loans,  and under the other Credit
        Documents,  to  one  or  more  other  Persons;  provided  that  no  such
        participation  or  assignment  shall  relieve  any  Bank  of  any of its
        obligations under this Agreement,  and,  provided,  further that no such
        assignee  or  participant  shall  have any rights  under this  Agreement
        except as provided in this  Section  13.h.,  and the Agent shall have no
        obligation  or  responsibility  to such  participant  or  assignee.  Any
        agreement  pursuant to which such  participation or assignment of a Note
        or the rights thereunder is granted shall provide that the granting Bank
        shall  retain  the  sole  right  and   responsibility   to  enforce  the
        obligations of ADESA under this Agreement and the other Credit Documents
        including,  without  limitation,  the right to  approve  any  amendment,
        modification  or waiver of any  provision of the Credit  Documents.  Any
        Bank  assigning any Note  hereunder  shall give prompt notice thereof to
        ADESA and the Agent,  who shall in each case only be  required  to treat
        such  assignee  of a Note as the holder  thereof  after  receipt of such
        notice.  ADESA,  Funding  and the  Subsidiaries  authorize  each Bank to
        disclose to any purchaser or prospective purchaser of an interest in its
        Loans or its Commitments under this Section 13.h. any financial or other
        information  pertaining to ADESA,  Funding and  Subsidiaries.  ADESA and
        Funding shall not be in privity with any  participant of any Bank and no
        such  participant  shall  have any right to  enforce  any of the  Credit
        Documents  against  ADESA and Funding  other than  through the  granting
        Bank.  In  addition,  no such  participant  shall be entitled to receive
        payment  hereunder of any amount greater than the amount that would have
        been payable had the applicable Bank not granted such participation.

i.      Assignment of Commitments by Banks.  Each Bank shall have the right,  at
        any time with the prior  written  consent of ADESA and  Funding  and the
        Agent which shall not be unreasonably withheld to sell, assign, transfer
        or  negotiate  all or any  part of its  Commitment  (including  the same
        percentage of its Note and outstanding  Loans and its  participation  in
        the  Letter of Credit and any  L/C's) to one or more  Persons,  provided
        that  such  assignment  shall be of a fixed  percentage  (and not by its
        terms a varying percentage) of the assigning Bank's Commitment. Any such
        assignee shall become a Bank for all purposes hereunder to the extent of
        the  Commitment it assumes and the assigning Bank shall be released from
        its  obligations,  and will have  released  its rights  under the Credit
        Documents  to the  extent of such  assignment.  ADESA,  Funding  and the
        Subsidiaries  authorize  each  Bank  and the  Agent to  disclose  to any
        purchaser  or  prospective  purchaser  of an  interest  in its  Loans or
        Commitment  under Section  13.h. or 13.i.  hereof any financial or other
        information pertaining to ADESA, Funding and the Subsidiaries.

j.      Amendments.  Any  provision  of the Credit  Documents  may be amended or
        waived if, but only if,  such  amendment  or waiver is in writing and is
        signed by (a) ADESA and

                                      65


        Funding,  (b) the Required Banks, and (c) if the rights or duties of the
        Agent are affected  thereby,  the Agent;  provided  that no amendment or
        waiver pursuant to this Section shall (i) increase any Commitment of any
        Bank  without  the consent of such Bank,  (ii)  increase  the  aggregate
        amount of all  Commitments,  (iii)  reduce the amount of or postpone any
        fixed date for payment of any principal of or interest on any Loan or of
        any fee payable hereunder without the consent of each Bank, (iv) release
        the security  interests or liens on any collateral,  (v) permit ADESA or
        Funding to assign its rights  hereunder,  (vi) change the  provisions of
        this Section, (vii) change the definition of Required Banks or otherwise
        change the percentage of Banks required to take any action  hereunder or
        under  any of  the  other  Credit  Documents,  or  (viii)  decrease  the
        Commitments  other than on a ratable basis, in each case, except for (i)
        above, without the consent of all the Banks.

k.      Set-Off.  In  addition  to any rights  now or  hereafter  granted  under
        applicable law and not by way of limitation of any such rights, upon the
        occurrence of any Event of Default, each Bank and each subsequent holder
        of any Note,  subject to Section 5.k.  hereof,  is hereby  authorized by
        ADESA and  Funding at any time or from time to time,  without  notice to
        ADESA or Funding or to any other  Person,  any such notice  being hereby
        expressly waived, to set off and to appropriate and to apply any and all
        deposits   (general   or  special,   including,   but  not  limited  to,
        indebtedness  evidenced by certificates  of deposit,  whether matured or
        unmatured,  but not including trust accounts,  and in whatever  currency
        denominated) and any other indebtedness at any time held or owing by 
        that Bank or that  subsequent  holder to or for the credit or the 
        account of ADESA or Funding,  whether or not matured, against and on
        account of the obligations  and  liabilities  of ADESA or  Funding to
        that Bank or that subsequent holder under the Credit Documents,
        including, but not limited to, all claims of any nature or description 
        arising out of or connected with the Credit Documents,  irrespective of
        whether or not (i) that Bank or that subsequent  holder shall have made
        any demand  hereunder or (ii) the principal of or the interest on the
        Loans or Notes and other amounts due hereunder  shall have become due
        and payable  pursuant to Section 10 hereof and although said 
        obligations and  liabilities,  or any of them, may be contingent or
        unmatured.

l.      Counterparts.   This   Agreement  may  be  executed  in  any  number  of
        counterparts,  and by the different  parties on different  counterparts,
        each of which when  executed  shall be deemed an  original  but all such
        counterparts   taken  together   shall   constitute  one  and  the  same
        instrument.

m.      Severability.  If any  provision  of this  Agreement or any other Credit
        Document is determined to be illegal or  unenforceable,  such  provision
        shall be deemed to be severable  from the balance of the  provisions  of
        this  Agreement  or such Credit  Document and the  remaining  provisions
        shall be enforceable in accordance with their terms.

n.      Captions.  Section  captions used in this Agreement are for  convenience
        only and shall not affect the construction of this Agreement.

                                      66

o.      Governing  Law -  Jurisdiction.  This  Agreement  and the  other  Credit
        Documents  are made  under  and  will be  governed  in all  cases by the
        substantive laws of the State of Indiana,  notwithstanding the fact that
        Indiana  conflicts of law rules might otherwise  require the substantive
        rules of law of another  jurisdiction to apply. ADESA,  Funding and each
        Subsidiary  consents to the  jurisdiction  of any state or federal court
        located  within Marion  County,  Indiana.  All service of process may be
        made by messenger,  by certified mail, return receipt  requested,  or by
        registered  mail  directed to ADESA or Funding at the address  stated in
        Section 13.c.  ADESA and Funding each waives any objection  which it may
        have to any  proceeding  commenced  in a federal or state court  located
        within Marion  County,  Indiana,  based upon improper venue or forum non
        conveniens.  Nothing contained in this Section shall affect the right of
        the Agent,  for the benefit of the Banks,  to serve legal process in any
        other  manner  permitted  by law or to bring any  action  or  proceeding
        against ADESA or Funding or their  respective  property in the courts of
        any other jurisdiction.

p.      Prior Agreements, Etc. This Agreement supersedes all previous agreements
        and  commitments  made by the  Banks,  Bank One and  ADESA or any of the
        Subsidiaries  with  respect to the  Loans,  the Letter of Credit and all
        other subjects of this Agreement,  including,  without  limitation,  any
        oral or written  proposals or commitments made or issued by the Banks or
        by Bank One.

        Executed and delivered at Indianapolis,  Indiana as of the 28th day of
        July, 1995.

                                        ADESA CORPORATION


                                        By:   Jerry Williams
                                            -----------------------------------
                                              Jerry Williams,  Secretary
                                            -----------------------------------
                                                 (Printed Name and Title)


                                        ADESA FUNDING CORPORATION


                                        By:    Jerry Williams
                                            -----------------------------------
                                               Jerry Williams,  Secretary
                                            -----------------------------------
                                                 (Printed Name and Title)


                                        BANK ONE, INDIANAPOLIS,
                                        National Association

                                        By:  Jeffrey D. Widholm
                                            -----------------------------------
                                             Jeffrey D. Widholm, Vice President

                                      67



                                        PNC BANK, KENTUCKY, INC.


                                        By:  Ralph A. Phillips
                                           -----------------------------------
                                             Ralph A. Phillips, Vice President
                                           -----------------------------------
                                                 (Printed Name and Title)


                                        FIRST TENNESSEE BANK NATIONAL
                                         ASSOCIATION


                                        By:  William J. Harter
                                            -----------------------------------
                                             William J. Harter, Vice President
                                            -----------------------------------
                                                  (Printed Name and Title)


                                        THE FIRST NATIONAL BANK OF BOSTON


                                        By:  Richard D. Briggs, Jr.
                                            -----------------------------------
                                             Richard D. Briggs, Jr., Director
                                            -----------------------------------
                                                  (Printed Name and Title)


                                        HARRIS TRUST AND SAVINGS BANK

                                        By:  Peter Krawchuk
                                            -----------------------------------
                                             Peter Krawchuk
                                             Vice President
                                            -----------------------------------
                                                  (Printed Name and Title)


                                         SOCIETY NATIONAL BANK, INDIANA


                                         By:  Joseph H. Rohs
                                            -----------------------------------
                                              Joseph H. Rohs V.P.
                                            -----------------------------------
                                                  (Printed Name and Title)

                                      69



                                    EXHIBITS

         A -      Application for Loan Advance and Officer's Certificate - ADESA

         B -      Revolving Loan Notes

         C -      Line of Credit Notes

         D -      Form of Canadian Dollar Note

         E -      Reimbursement Agreement

         F -      Copy of Letter of Credit No. S-4269-G and Extension Letter

         G -      Amendment to Collateral Documents

         H -      Subsidiary Guaranty Agreement

         I -      Subsidiary Security Agreement

         J -      Amended Schedule to Pledge Agreement

         K -      Inter-Company Note

         L -      Inter-Company Security Agreement

         M -      Opinion of Counsel for ADESA

         N -      Subordination agreement between ADESA,  Minnesota Power &
                  Light Co., or a wholly-owned subsidiary thereof and the
                  Banks

         O -      Subsidiary Pledge Agreement

                                    SCHEDULES
                                    ---------

         A -      List of Bank Parties Hereto

         4.e.     Schedule of Exceptions

         4.m.     Schedule of Subsidiaries






            SCHEDULE A TO FOURTH AMENDED AND RESTATED CREDIT AGREEMENT
                      LIST OF BANKS PARTIES THERETO AND
                       SCHEDULE OF COMMITMENT AMOUNTS
- --------------------------------------------------------------------------------

                                                    COMMITMENT AMOUNTS
                                                    ------------------
                                                                      DIRECT PAY
                                           LINE OF      REVOLVING       LETTER
                                           CREDIT         LOAN         OF CREDIT
                                           -------      ---------     ----------

BANK NAME AND ADDRESS

Bank One Indianapolis, NA               $ 6,000,000   $17,333,333    $ 7,615,922
111 Monument Circle, Suite 1921
Indianapolis, Indiana 46227-0119
Attn: Metropolitan Department B

PNC Bank, Kentucky, Inc.                  2,516,129     7,268,818    $ 3,193,773
500 West Jefferson
Louisville, Kentucky 40202
Attn: Ralph A. Phillips

First Tennessee Bank National             3,387,097     9,784,946      4,299,310
Association
165 Madison Avenue
Memphis, Tennessee 38103
Attn: William J. Harter

The First National Bank of Boston         3,000,000     8,666,667      3,807,960
100 Federal Street
Mail Stop 01-20-09
Boston, Massachusetts 02110
Attn: Rick Briggs, Jr 

Harris Trust and Savings Bank             1,548,387     4,473,118      1,965,399
111 West Monroe Street
P.O. Box 755
Chicago, Illinois 60690
Attn: Peter Krawcuk

Society National Bank, Indiana            1,548,387     4,473,118      1,965,399
800 Market Tower
10 West Market Street
Indianapolis, Indiana 46204-2962
Attn: Joe Rohs
                                        -----------   -----------    -----------
                           Total:       $18,000,000   $52,000,000    $22,847,763


                                                                  Exhibit 10(o)


                               FIRST AMENDMENT TO
                           FOURTH AMENDED AND RESTATED
                                CREDIT AGREEMENT
                            -------------------------


         This FIRST AMENDMENT TO FOURTH AMENDED AND RESTATED CREDIT AGREEMENT is
entered  into this 18th day of  January,  1996 by and  among  ADESA  CORPORATION
("ADESA"), ADESA FUNDING CORPORATION ("Funding"),  the BANKS PARTIES HERETO (the
"Banks")  and  BANK  ONE  INDIANAPOLIS,  National  Association,  as  Agent  (the
"Agent").

                                   WITNESSETH:

         WHEREAS,  ADESA,  FUNDING,  the Banks and the Agent are parties to that
certain Fourth Amended and Restated  Credit  Agreement (the "Credit  Agreement")
dated July 28, 1995; and

         WHEREAS,  ADESA is in violation of certain of the  financial  covenants
set forth in the Credit  Agreement and has  requested  that the Banks waive such
violations  and amend  certain of the  financial  covenants  to more  accurately
reflect ADESA's financial condition; and

         WHEREAS,  the Banks  are  willing  to amend  certain  of the  financial
covenants upon the terms and conditions set forth herein;

         NOW,  THEREFORE,  in  consideration  of the Banks'  agreement  to waive
certain  violations  and to amend  certain  covenants  and,  for other  good and
valuable  considerations,  the  receipt  and  sufficiency  of which  are  hereby
acknowledged, the parties hereto agree as follows:
                     
         1.  Definitions.  (a) The following  definitions  set forth in 
Section 1 of the Credit  Agreement are hereby amended to read in their entirety 
as follows:

         a.a.  Coverage.  "Coverage"  means the ratio computed on a consolidated
         basis (exclusive of AFC) for each period of four (4) consecutive fiscal
         quarters of ADESA equal to the sum of ADESA's  consolidated  net income
         plus depreciation, amortization expense, excluding amortization related
         to any  environmental  liabilities,  and interest  expense,  plus lease
         expenses related to any AHC Lease  Transaction,  plus or minus gains or
         losses  from the sale of  assets  or other  extraordinary  gain or loss
         items (net of any  related tax  benefits),  plus or minus any change in
         deferred  income  taxes,   over  the  sum  of  principal   payments  on
         unsubordinated   long-term   debt  plus   interest   expense,   capital
         expenditures,  and lease expenses related to any AHC Lease Transaction.
         For purposes of this definition,  capital  expenditures  shall mean all
         capital   expenditures   less  those  amounts  funded  with  additional
         Subordinated Debt,  additional equity or additional  advances under the
         ADESA Revolver,  made or incurred during the period for which the ratio
         is  being  calculated  and  provided  that in no  event  shall  capital
         expenditures be reduced below zero.





         dddd.  Subordinated  Debt.  "Subordinated  Debt" means the indebtedness
         owed by ADESA to ADESA  Holdings,  Inc.  In a  principal  amount not to
         exceed $40,000,000, and any indebtedness of ADESA or a Subsidiary which
         is  subordinated  to all of the  Obligations  on such  terms  that such
         indebtedness  is, in the  judgment of the  Required  Banks,  reasonably
         exercised  and  confirmed  in  writing  by  the  Agent  to  ADESA,  the
         functional equivalent of equity in relation to the Obligations.

         eeee.  Subordination  Agreement.  "Subordination  Agreement" means that
         certain  agreement  among  ADESA,  ADESA  Holdings,  Inc. and the Agent
         regarding the  subordination  of advances from ADESA Holdings,  Inc. to
         ADESA to the Obligations, as such agreement may be amended from time to
         time.

         (b) The following definitions are added to Section 1:

         pppp.  ADESA  Holdings,  Inc.  "ADESA  Holdings,  Inc." is a  Minnesota
         corporation  and a wholly-owned  subsidiary of Minnesota  Power & Light
         Company, and is a party to the Subordination Agreement.

         qqqq.  Senior Funded Debt.  "Senior Funded Debt" means Funded Debt less
         Subordinated Debt.

         2.  Covenant  Amendments.  (a) The following  financial convenants set
forth in Section  6.g. of the Credit  Agreement  are hereby  amended in their
entirety as follows:

         (i) Tangible  Capital Base.  ADESA shall maintain its Tangible  Capital
         Base at levels not less than those shown in the following table for the
         periods indicated:

                  Period                              Tangible Capital Base
                  ------                              ---------------------
         from January 31, 1996 until                       $80,000,000
          fiscal year end 1996

         at fiscal year end 1996 and until                 $85,000,000
          fiscal year end 1997

         at fiscal year end 1997 and at                    $90,000,000
          all times thereafter

         (iii)  Coverage.  For  each  period  of  four  (4)  consecutive  fiscal
         quarters,  ADESA shall maintain Coverage of not less than 1.20 to 1.0 
         at all times.

                                        2


         (iv)  Funded  Debt.  For each  period  of four (4)  consecutive  fiscal
         quarters  ending  during the  periods  designated  below,  ADESA  shall
         maintain its ratio of Funded Debt to EBITDAL at levels not greater than
         those shown in the following table:

                  Period                                    Funded Debt/EBITDAL
                  ------                                    -------------------

         At December 31, 1995 through March 30, 1996             7.50 to 1.0

         At March 31, 1996 through June 29, 1996                 7.0 to 1.0

         At June 30, 1996 through September 29, 1996             6.50 to 1.0

         At September 30, 1996 through December                  5.75 to 1.0
          30, 1996

         At December 31, 1996 and at all times                   4.75 to 1.0
          thereafter

         (b) The following financial covenant is hereby added to Section 6.g. of
the Credit Agreement:

         (v) Senior Funded Debt. For each period of four (4) consecutive  fiscal
         quarters  ending  during the  periods  designated  below,  ADESA  shall
         maintain  its ratio of Senior  Funded  Debt to  EBITDAL  at levels  not
         greater than those shown in the following table:
                                                             Senior Funded Debt
                  Period                                         /EBITDAL
                  ------                                     ------------------

         At December 31, 1995 through March 30,                 5.50 to 1.0
          1996

         At March 31, 1996 through September                    4.25 to 1.0
          29, 1996

         At September 30, 1996 through                          4.0 to 1.0
          December 30, 1996

         At December 31, 1996 and at all times                  3.75 to 1.0
          thereafter

         (c) Section 7.k. of the Credit  Agreement is hereby amended to increase
         the amount of Subordinated Debt under Section 7.k.(iii) to $40,000,000.

         (d)  Notwithstanding  any  provision  in the  Credit  Agreement  to the
         contrary,  ADESA agrees to provide the monthly financial  statement for
         March 31, 1996 not later than April 30, 1996.

         4.  Conditions  Precedent  to  Amendment.  On or  prior  to the date of
execution  of this  Amendment  or at such  later date as set forth  herein,  the
following conditions precedent shall

                                        3



have been  fulfilled by ADESA,  unless waived or extended at the  discretion and
upon the consent of all of the Banks:

         (a) Not later than  January  31, 1996, ADESA and ADESA  Holdings,  Inc.
shall have  executed and  delivered  to the Agent an Amendment to  Subordination
Agreement,  together  with a  Substitute  Subordinated  Note (as  defined in the
Subordination  Agreement)  evidencing an increase in the line of credit provided
by ADESA Holdings,  Inc. to ADESA. Such Line of Credit shall be increased to not
less than $30,000,000.  Further, ADESA and ADESA Holdings, Inc. shall agree that
no payments  will be made on the Line of Credit  prior to  September  30,  1996,
notwithstanding  any provisions in the  Subordination  Agreement or Subordinated
Note to the contrary, and then only if such payments are made in compliance with
all of the provisions of the Subordination Agreement and the Credit Agreement.

         (b) Not later than January 31, 1996, ADESA shall have received not less
than  $15,000,000  in  additional  equity and shall provide such evidence of the
receipt of equity as the Required Banks shall request.

         (c) Not later than  January 31,  1996,  ADESA shall make a  $15,000,000
principal  reduction on the ADESA  Revolver and no further  borrowing  under the
ADESA Revolver will be permitted  until such time as ADESA provides a Compliance
Certificate to the Banks indicating  compliance with the financial convenants in
the Credit Agreement.

         (d) ADESA  shall  deliver to the Agent for the benefit of the Banks the
following duly executed  documents with respect to each new Subsidiary formed by
ADESA since the date of the Credit Agreement at such time as any such Subsidiary
acquires any assets:

         (i)     Certified  copies of the organizational documents of each such
         Subsidiary; 

         (ii)    Subsidiary Guaranty Agreement;

         (iii)   Subsidiary Security Agreement;

         (iv)    Intercompany Demand Note;

         (v)     Intercompany Security Agreement;

         (vi)    UCC-1 Financing Statements for the State of Indiana and all 
         states in which such Subsidiary does business;

         (vii)   Amended  Pledge  Agreement  Schedule of  ADESA, together  with
         original Stock  Certificates and Stock Powers for all new Subsidiaries;
         and

         (viii)  Certified  Resolutions,  Incumbency  Certificate and  Solvency
         Certificate for each such Subsidiary.

                                        4




         (e) ADESA shall deliver to the Agent Certified Resolutions  authorizing
the execution  and delivery of this  Amendment,  the Amendment to  Subordination
Agreement and the Substitute  Subordinated Note.

         (f)  ADESA and  Minnesota  Power & Light  Company  ("MPL")  shall  have
delivered a Comfort  Letter with respect to MPL's  agreement to take such action
as necessary to insure that ADESA is in  compliance  with the Senior Funded Debt
covenant  in  Section  6.g(v) of the Credit  Agreement  at March 31,  1996,  and
including such other terms as shall be negotiated  between MPL,  ADESA,  and the
Banks,  together  with a certified  resolution  of the Board of Directors of MPL
authorizing  the  execution and delivery of the Comfort  Letter,  not later than
January 31, 1996.

         (g) ADESA shall deliver a Secretary's  Certificate  regarding the names
of the officer or officers  authorized  to sign the  Amendment,  together with a
sample of the true  signature of each such officer and certifying any amendments
to the organizational documents of ADESA, together with any such amendments.

         5.  Waiver  Fee.  In  consideration  of the Banks'  agreement  to waive
certain  financial  covenant  violations by ADESA,  ADESA agrees to pay a waiver
fee, on or prior to the date of execution of this  Amendment,  equal to 10 basis
points on the total amount of the ADESA Revolver Commitment,  the Line of Credit
Commitment and the Maximum Available Credit in effect as of the date hereof.

         6.  Representations  and  Warranties.  ADESA hereby  certifies that the
representations  and warranties  set forth in the Credit  Agreement are true and
correct as if made on the date hereof and that no Event of Default or  Unmatured
Event of Default has  occurred or in  continuing,  except  those which have been
specifically waived by the Required Banks. Except as hereby amended,  the Credit
Agreement remains in full force and effect.


                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

                                        5



         IN WITNESS  WHEREOF,  the  parties  hereto,  by their  duly  authorized
officers, have executed this Amendment as of the date first written above.



                                    ADESA CORPORATION


                                    By   Jeffrey K. Harty
                                      -------------------------------
                                         Jeffrey K. Harty, Treasurer
                                      -------------------------------
                                            (Printed Name & Title)


                                    ADESA FUNDING CORPORATION

                                    By   Jerry Williams
                                      -------------------------------
                                         Jerry Williams, Secretary
                                      -------------------------------
                                            (Printed Name & Title)


                                    BANK ONE, INDIANAPOLIS, National Association

                                    By   Brian D. Smith
                                      -------------------------------
                                      Brian D. Smith, Vice President


                                    PNC BANK, KENTUCKY, INC.

                                    By   Ralph A. Phillips
                                      -------------------------------
                                         Ralph A. Phillips, Vice President
                                      -------------------------------
                                            (Printed Name & Title)



                                    THE FIRST NATIONAL BANK OF BOSTON

                                    By   Richard D. Briggs, Jr.
                                      -------------------------------
                                         Richard D. Briggs, Jr. Director
                                      -------------------------------
                                            (Printed Name & Title)

                                        6


                                    FIRST TENNESSEE BANK NATIONAL ASSOCIATION

                                    By   William J. Harter
                                      -------------------------------
                                         William J. Harter, V.P.
                                      -------------------------------
                                            (Printed Name & Title)


                                    HARRIS TRUST AND SAVINGS BANK

                                    By   Peter Krawchuk
                                      -------------------------------
                                         Peter Krawchuk, Vice President
                                      -------------------------------
                                            (Printed Name & Title)

                         
                                    SOCIETY NATIONAL BANK, INDIANA

                                    By   
                                      -------------------------------
                                             
                                      -------------------------------
                                            (Printed Name & Title)



SS-57594-4



                                        7

                                                                  Exhibit 10(p)

                                                                   May 8, 1995


Edwin L. Russell
86 Buena Vista Avenue
Rumson, NJ 07760

RE:      Employment Agreement

Dear Mr. Russell:

         As  authorized  by the Board of  Directors  of  Minnesota  Power,  I am
pleased to offer you  employment at Minnesota  Power under the  financial  terms
stated on the  attached  term  sheet  dated May 8,  1995.  Your  employment  and
compensation package will be effective as of May 1, 1995.

         Upon your acceptance,  you will be elected to the Board of Directors of
Minnesota  Power and to the office of President of Minnesota Power effective May
9, 1995.  Additionally,  it is the Board's intent to elect you to the offices of
President & CEO at its January  1996  meeting,  and to the offices of  Chairman,
President, and CEO at the Annual Directors' Meeting held in May 1996.

         Please  indicate  your  acceptance  by signing  below and returning the
enclosed copy of this letter to me.

                                          Sincerely,

                                          Arend J. Sandbulte

                                          Arend J. Sandbulte

Attachment

- ---------------------------------------------------

         I hereby accept  Minnesota  Power's offer of employment under the terms
stated above and in the attached term sheet.



Edward L. Russell                                      May 8, 1995
- --------------------------------------                 -----------------
Signature                                              Date




                                                                   May 8, 1995
                                 FINANCIAL TERMS                      A.J.S.
                                   ED RUSSELL                         E.L.R.
TITLE:
- ------
*At inception: President.  Also member, Board of Directors
*At January 1996 Board Meeting: President & CEO
*At May 1996 Annual Shareholders Meeting: Chairman, President & CEO

COMPENSATION:
- -------------
*Upon acceptance: $25,000 starting bonus
*Base pay: $300,000 annual salary
*Upon becoming President & CEO: Increase in base pay to $325,000/year
*Guaranteed  bonus to be paid April 1996:  $125,000  (to be reduced by any bonus
    payments  received  from Huber for 1995  performance)  
*Next base pay review May 1997 (any change to be effective on June 1):  Based 
    on  performance  during 1996
*Bonus  payments in April 1997 to be based on results during 1996 under approved
    MP incentive plans (Annual  Incentive Plan,  Long-term  Incentive Plan,  
    Results Sharing Plan, etc.) in place at beginning of 1996

BENEFITS:
- ---------
*Standard Minnesota Power programs,  including flexible  compensation,  medical,
  dental, death and disability, retirement and supplemental retirement, 
  SERP, etc. Following are several highlights:
         *Group life  insurance  up to $750,000  is obtained  through  flex plan
           funding  (with  evidence of  insurability) 
         *Survivor Income Benefits (SIB), payable to spouse, equal to 50% of 
           base pay, less primary Social Security benefit (payable for life)
         *Long-term disability equal to 100% of base in first year, then 60% of
           base to age 65, then normal retirement benefit for life
         *Supplemental Executive Retirement Plan (SERP): make-whole on Section 
           415 limits, retirement benefit resulting from highest four-year 
           Annual Incentive Plan awards, etc.
         *Long-term Incentive: Payment prorated starting in 1995 (i.e., 25% at 
           the end of 1995, 50% at the end of 1996, 75% at the end of 1997, 
           100% at the end of 1998)

STOCK AWARD:
- ------------
*24,000 shares restricted stock
*Vesting at rate of 6,000 shares per year
*Dividends on 24,000 shares used to pay taxes

DISMISSAL:
- ----------
*24 months of base pay, to be reduced by each month of service
*Retention of any vested stock

RELOCATION:
- -----------
*Will purchase residence at appraised value if residence is not sold by 
August 15, 1995. (appraised value equal to average of three independent 
appraisers)
*Will provide temporary housing in Duluth until Sept. 1, 1995
*Will pay all reasonable relocation expenses

                                                                 Exhibit 10(q)

                              EMPLOYMENT AGREEMENT
                              --------------------

         This  agreement is made  between  Robert D.  Edwards  ("Employee")  and
Minnesota  Power,  a  Minnesota  corporation,   located  in  Duluth,  Minnesota,
effective May 1, 1995.

         WHEREAS, Employee and Minnesota Power desire to enter into an agreement
with respect to certain aspects of the employment relationship existing between
them; and

         WHEREAS, Employee enters into this agreement voluntarily and of his own
free will and deed;

         NOW THEREFORE,  in  consideration  of the promises and mutual covenants
herein  contained,  and other good and valuable  consideration,  the receipt and
sufficiency  of which is hereby  acknowledged,  it is  mutually  covenanted  and
agreed by and between the parties as follows:

1.       Employment.  Minnesota  Power  hereby  agrees  to  continue  to  employ
         Employee and Employee hereby agrees to continue his employment upon the
         terms and conditions contained herein.

2.       Election to Office. At its Annual Directors'  Meeting to be held May 9,
         1995,  Minnesota  Power  agrees  to elect  Employee  to the  office  of
         Executive Vice President to serve in this capacity until a successor is
         elected, qualified, or until his earlier resignation or removal.

3.       Duties. As requested by Minnesota Power, Employee agrees to devote full
         working time and best  efforts to the service of  Minnesota  Power from
         the date hereof through May 31, 1998 in such senior executive capacity,
         consistent with Employee's  experience and abilities,  as the Chairman,
         President,  or Chief Executive Officer of Minnesota Power may from time
         to  time  reasonably  assign.   Employee  shall  at  all  times  during
         employment  hereunder  conduct himself in a manner  consistent with his
         

Employment Agreement

         position at  Minnesota  Power and shall not  knowingly  perform any act
         contrary to the best interest of Minnesota Power.

4.       Compensation.
         (a)  Employee's  base  salary  shall be  $215,000  per year, payable in
              biweekly  installments or in accordance with the general  practice
              of Minnesota  Power from time to time,  subject to any increase by
              the Board of  Directors  which shall  review the salary  annually.
              Employee  shall  participate  in benefit plans of Minnesota  Power
              consistent with the terms of such plans, including the eligibility
              requirements of such plans. Employee shall be entitled to vacation
              each year in accordance with vacation policies then in effect.
         (b)  Minnesota Power shall continue to pay Employee's base salary under
              this  Agreement  through May 31, 1998 unless:  (i)  Employment  is
              earlier  terminated  pursuant to section 5 of this  Agreement,  in
              which case Minnesota Power's  obligation to pay any further salary
              under this  agreement  shall cease,  or (ii)  Minnesota  Power has
              released   Employee  from  his  obligation  to  provide  full-time
              services to Minnesota  Power as provided  under  Section 3 of this
              Agreement and Employee has found other  employment,  in which case
              the  amount  paid by  Minnesota  Power as  stated  above  shall be
              reduced by any amounts  earned by the Employee in connection  with
              his other employment.

5.       Death or Disability.
         This Agreement and Employee's  employment  with Minnesota  Power may be
         terminated  immediately upon the occurrence of any one of the following
         events: 
         (a)  Death of the Employee, or 
         (b)  Physical or mental  disability of the Employee  which prevents the
              Employee  from  performing  duties  under  this  Agreement  for  a
              consecutive  period  of at least 120 days or for at least 150 days
              in a period of 200 days.

                                        2

Employment Agreement

6.       Term of Agreement.  This Agreement  shall  terminate upon the last date
         that payment by Minnesota Power is due hereunder. If Employee continues
         in active,  full-time  service of Minnesota Power through May 31, 1998,
         then  Employee may continue his  employment  thereafter,  as an at-will
         employee,  for so long as the Employee and Minnesota Power may mutually
         agree.

7.       No Pledge or  Assignment.  This  Agreement  is  personal to each of the
         parties  hereto and neither  party may assign nor  delegate  any of the
         rights or  obligations  hereunder  without  first  obtaining  a written
         consent of the other party.

8.       Governing Law.  Minnesota  Power and Employee agree that this Agreement
         shall be governed by the laws of the state of Minnesota.

         IN WITNESS  WHEREOF,  Minnesota  Power has caused this  Agreement to be
executed by its duly  authorized  officer and the  Employee has hereunto set his
signature as of the day and year first written above.


Chairman of the Board                   Employee


Arend J. Sandbulte                      R.D. Edwards
- ----------------------------------      ---------------------------------------
Signature                               Signature

5-23-95                                 5-23-95
- ----------------------------------      ---------------------------------------
Date                                    Date


                                                                  Exhibit 10(r)
                                                                       2/23/95


                         EXECUTIVE EMPLOYMENT AGREEMENT
                         ------------------------------


         EXECUTIVE EMPLOYMENT AGREEMENT made this 23rd day of February, 1995 by
and between ADESA CORPORATION ("ADESA") and D. Michael Hockett ("Executive").

         WHEREAS,  Minnesota Power & Light Company ("MPL"), ADESA, Executive and
others have entered into a letter  agreement  dated  January 5, 1995 ("Letter of
Intent") which  contemplates,  among other things, that a subsidiary of MPL will
be  merged  with and into  ADESA  (the  "Merger")  pursuant  to the  terms of an
Agreement and Plan of Merger of even date among ADESA, Executive and others (the
"Merger  Agreement"),  that  ADESA  will  survive  the  Merger,  and that (i) in
connection with the Merger,  Executive will sell a portion,  but not all, of his
shares  of common  stock of ADESA  and his  unexercised  stock  options  will be
canceled; and

         WHEREAS,  the Letter of Intent  contemplates that immediately after the
Merger,  MPL will own 80% of the issued and  outstanding  capital stock of ADESA
and  certain   executives  of  ADESA  ("Management   Shareholders"),   including
Executive, will own the remaining 20% of the capital stock of ADESA, in order to
provide the Management Shareholders,  including Executive,  with an incentive to
continue their employment with ADESA; and

         WHEREAS,  MPL will not  undertake  the Merger unless it is assured that
after the Merger,  ADESA will  continue to have  available to it the services of
Executive; and

         WHEREAS, to induce MPL to enter into the Merger Agreement  contemplated
by the Letter of Intent, and thereafter to consummate the Merger,  Executive and
ADESA desire to enter into this Executive Employment  Agreement,  upon the terms
and  conditions  hereof  including  those  providing  for   noncompetition   and
nondisclosure covenants on the part of Executive.

         NOW,  THEREFORE,  in  consideration  of the premises and the  covenants
hereinafter set forth the parties agree as follows:

         1. Employment. ADESA hereby agrees to continue to employ the Executive,
and the Executive hereby accepts such engagement and agrees to continue to serve
ADESA, on the terms and conditions set forth herein.

         2. Term.  The  employment  of the  Executive  by ADESA as  provided  in
Section 1 will  commence at the  Effective  Time, as that term is defined in the
Merger  Agreement,  and end on April 30, 1999, unless further extended or sooner
terminated as hereinafter provided.


         3.  Position  and Duties.  The  Executive  shall serve as an officer of
ADESA and shall have such responsibilities,  duties and authority as he may have
as of the date hereof (or any  position  to which he may be  promoted  after the
date  hereof)  and any other  office as may from time to time be assigned to the
Executive by ADESA's board of directors (the "Board") that are  consistent  with
such  responsibilities,   duties  and  authority.  The  Executive  shall  devote
substantially  all his working  time and efforts to the  business and affairs of
ADESA.  Attached  hereto as Schedule A is a list of all  businesses,  other than
ADESA  and its  subsidiaries,  to which  the  Executive  currently  devotes  any
material amount of working time.

         4. Compensation and Related Matters.

            4.1  Salary.  During  the  period  of  the  Executive's   employment
         hereunder  ADESA will pay to the  Executive  an annual  base  salary of
         $300,000.00.  This salary may be increased, but not decreased, annually
         by the board of directors in its sole discretion, commencing on January
         1,  1996.  Salary  shall be paid in monthly  or other  installments  in
         accordance with the general practice of ADESA from time to time.

            4.2  Performance  Bonus.  ADESA may pay the  Executive a performance
         bonus  ("Performance  Bonus")  if the  board of  directors  in its sole
         discretion so determines.

            4.3 Fringe Benefits.  The Executive shall be entitled to participate
         in and to receive  benefits,  without  duplication,  under such  401(k)
         profit sharing,  pension,  life insurance,  accident insurance,  health
         insurance,  hospitalization  and all other "Employee Benefit Plans", as
         said term is defined in Section 3(3) of the Employee  Retirement Income
         Security Act of 1974,  as amended,  as ADESA may establish and maintain
         from  time to time  during  the term  hereof  and for  which  Executive
         continues to qualify  subject,  however,  to ADESA's  right to amend or
         terminate any such plan. Notwithstanding the foregoing, Executive shall
         be  entitled  to  participate  in  the  incentive   compensation   plan
         contemplated  by Section 7.6 of and  Exhibit B to the Merger  Agreement
         ("Incentive Compensation Plan") only to the extent determined from time
         to time by the board of directors in its sole discretion.

            4.4 Vacation.  The  Executive  shall be entitled to vacation in each
         fiscal year,  determined in accordance with ADESA's  vacation policy in
         effect on the date hereof and from time to time during the term hereof.
         The Executive  shall also be entitled to all paid holidays and personal
         days given by ADESA to its executives.

            4.5 Expenses.  ADESA will reimburse the Executive for all reasonable
         business  expenses incurred in performing  services  hereunder upon the
         Executive's  presentation  to  ADESA  

                                          2

         from  time to  time  of  itemized accounts  describing such 
         expenditures,  all in accordance with ADESA's policy in effect from 
         time to time with respect to the reimbursement of business expenses.

            4.6 Withholding.  All compensation  paid to the Executive under this
         Section 4 shall be subject to  required  withholding  for  federal  and
         state income taxes, FICA contributions and other required deductions.

         5. Termination.

            5.1 Death. The Executive's employment hereunder shall terminate upon
         his death.

            5.2 By ADESA for Disability. ADESA shall have the right to terminate
         the Executive's employment hereunder if the Executive becomes Disabled,
         upon  delivery of a Notice of  Termination  to the  Executive.  For the
         purposes hereof the Executive  shall be deemed  "Disabled" if: (i) as a
         result of the Executive's incapacity due to physical or mental illness,
         including  chemical  dependency,  the Executive  shall have been absent
         from his full time duties with ADESA for six months during any 12 month
         period;  or (ii) the Executive is found to be  permanently  disabled by
         (A) any  insurer  of ADESA  pursuant  to the  terms  of any  disability
         insurance  contract covering Executive which is then in effect, (B) the
         Social  Security   Administration   for  purposes  of  Social  Security
         disability payments, or (C) by any tribunal or court.

            5.3  By  ADESA  for  Cause.  ADESA  may  terminate  the  Executive's
         employment  hereunder for Cause. For purposes of this Agreement,  ADESA
         shall have "Cause" to terminate the  Executive's  employment  hereunder
         upon (a) the failure by the  Executive to perform his  material  duties
         hereunder  after written  demand for  performance is delivered by ADESA
         that  specifically  identifies  the manner in which ADESA  believes the
         Executive has not performed his duties,  or (b) the willful engaging by
         the  Executive in conduct  which is contrary to the interests of ADESA,
         monetarily or otherwise.  Notwithstanding the foregoing,  the Executive
         shall  not be  deemed to have been  terminated  for Cause  without  (1)
         reasonable  notice  to the  Executive  setting  forth the  reasons  for
         ADESA's  intention to terminate for Cause,  (2) an opportunity  for the
         Executive, together with his counsel, to be heard before the Board, and
         (3) delivery to the Executive of a Notice of Termination from the Board
         finding that in the good faith  opinion of the Board the  Executive was
         guilty of  conduct  set forth  above in clause (a) or (b)  hereof,  and
         specifying the particulars thereof in detail.

                                          3


            5.4 By ADESA Without  Cause.  ADESA may  terminate  the  Executive's
         employment  hereunder without Cause upon delivery to the Executive of a
         Notice of Termination.

            5.5 By Executive.  Prior to the expiration of the Term the Executive
         may  terminate  the  Executive's  employment  with ADESA for any of the
         reasons set forth below.

               (a) At any time for Good Reason.  For purposes of this  Agreement
            the term "Good  Reason"  means (i) a failure by ADESA to comply with
            any material  provision of this  Agreement  which has not been cured
            within 10 days after written notice of such  noncompliance  has been
            given  by  the  Executive  to  ADESA,  (ii)  a  substantial  adverse
            alteration   in  the   nature   or   status   of   the   Executive's
            responsibilities,  (iii) that ADESA has required in writing that the
            Executive move his principal  office location to a new location that
            is not the same as ADESA's then principal  place of business or (iv)
            any purported termination of the Executive's employment which is not
            consistent with Sections 5.2, 5.3 or 5.4 hereof; or

               (b) If ADESA imposes  material  restrictions  or  limitations  on
            ADESA's  existing  personnel  or ethics  policies  (except  for such
            changes as are, at any time,  required by law) which are not removed
            within 30 days after written notice of such imposition by Executive.

            5.6  Notice  of  Termination.  Any  termination  of the  Executive's
         employment  by  ADESA  or by  the  Executive  (other  than  termination
         pursuant to  subsection  5.1 hereof) shall be  communicated  by written
         Notice of Termination to the other party hereto. For purposes of this
         Agreement,  a "Notice of  Termination"  shall mean a notice which shall
         indicate the specific  termination  provision in this Agreement  relied
         upon and shall, in the case of a termination  under Section 5.3 or 5.5,
         set forth in reasonable detail the facts and  circumstances  claimed to
         provide a basis for termination of the Executive's employment under the
         provision so indicated.

            5.7 Date of Termination.  "Date of  Termination"  shall mean: (a) if
         the Executive's  employment is terminated by his death, the date of his
         death;  and (b) if the  Executive's  employment is  terminated  for any
         other reason, the date specified in the Notice of Termination.

         6. Compensation Upon Termination or During Disability.

            6.1.  During  Disability  and Upon  Termination  Due to  Disability.
         During  any  period  that the  Executive  fails to  perform  his duties
         hereunder as a result of incapacity  due to 

                                          4


         physical or mental illness ("disability  period"),  the Executive shall
         continue to receive his full base salary at the rate then in effect for
         such period (offset by any payments to the Executive  received pursuant
         to disability benefit plans maintained by ADESA or disability  benefits
         from governmental entities) until his employment is terminated pursuant
         to Section 5.2 hereof,  and upon such termination,  the Executive shall
         be entitled to all amounts to which the Executive is entitled  pursuant
         to applicable law and Employee  Benefit Plans,  all in accordance  with
         the terms  thereof  as  amended  from  time to time.  In  addition,  if
         Executive is terminated under Section 5.2, ADESA will pay to Executive,
         on the date the same would have been payable  under Section 4.2 and the
         Incentive  Compensation Plan if Executive had not been terminated,  any
         Performance  Bonus and any  Incentive  Compensation  Plan payments that
         would  have been  payable  to the  Executive  for the year in which the
         Disability occurred, pro-rated to the Date of Termination.

            6.2.  Death.  If the  Executive's  employment  is  terminated by his
         death, ADESA shall within 10 days following the date of the Executive's
         death pay to the Executive's  estate his full unpaid base salary at the
         rate then in effect, through the Date of Termination, together with any
         other amounts to which the Executive is entitled pursuant to applicable
         law and ADESA Employee  Benefit Plans, all in accordance with the terms
         thereof as  amended  from time to time.  In  addition,  if  Executive's
         employment  is  terminated  under  Section  5.1,  ADESA will pay to the
         Executive's  estate, on the date the same would have been payable under
         Section 4.2 and the  Incentive  Compensation  Plan if Executive had not
         died,  any  Performance  Bonus  and  any  Incentive  Compensation  Plan
         payments  that would have been payable to the Executive for the year in
         which his death occurred, pro-rated to the Date of Termination.

            6.3. By ADESA For Cause or By  Executive  In Breach  Hereof.  If the
         Executive's  employment is  terminated by ADESA for Cause,  ADESA shall
         pay the Executive at the regular time salary payments are due hereunder
         his full base salary through the Date of Termination.  If the Executive
         terminates his employment in breach hereof,  ADESA shall pay Executive,
         at the rate in effect at the time of such termination, through the date
         on which the Executive  terminates  his  employment.  In either of such
         events, except as aforesaid, ADESA shall have no further obligations to
         the Executive  under this  Agreement  and,  except for any claims which
         ADESA may have against Executive (i) for breach of contract, (ii) based
         upon,  related to or arising out of the event or events which  resulted
         in the  termination  of Executive for Cause and (iii) under Sections 7,
         8, 9 and 10 hereof,  Executive  shall have no  further  obligations  to
         ADESA under this Agreement.

                                          5


            6.4 Without  Cause or by  Executive  For Good  Reason.  If (a) ADESA
         terminates the Executive's  employment without Cause under Section 5.4,
         or (b) the  Executive  terminates  his  employment  for Good  Reason as
         defined in Section  5.5(a),  then ADESA shall pay the  Executive at the
         regular  time salary  payments are due  hereunder  his full base salary
         through  April 30,  1999 at the rate in  effect  at the time  Notice of
         Termination is given. In addition,  ADESA will pay to Executive, on the
         date the  same  would  have  been  payable  under  Section  4.2 and the
         Incentive  Compensation  Plan, any Performance  Bonus and any Incentive
         Compensation  Plan  payments  that  would  have  been  payable  to  the
         Executive under Section 4.2 and the Incentive Compensation Plan for the
         year in which such termination occurred.

            6.5  Termination  by Executive  Under Section  5.5(b).  If Executive
         terminates his employment with ADESA under Section  5.5(b),  then ADESA
         shall  pay  Executive  at the  regular  time  salary  payments  are due
         hereunder his full base salary for one full year or, if earlier,  until
         April 30, 1999. In addition,  ADESA will pay to Executive,  on the date
         the same would have been payable  under  Section 4.2 and the  Incentive
         Compensation Plan, any Performance Bonus and any Incentive Compensation
         Plan  payments  that would have been  payable  to the  Executive  under
         Section 4.2 and the Incentive  Compensation  Plan for the year in which
         such termination  occurred pro-rated to the date on which the Executive
         terminated his employment.

            6.6. Certain Benefit Plans.  Except as otherwise  provided by law or
         any  applicable   Employee  Benefit  Plan,   unless  the  Executive  is
         terminated for Cause or the Executive  terminates  his employment  with
         ADESA in breach of this  Agreement,  the Executive shall be entitled to
         continue to participate,  after  termination,  in all Employee  Benefit
         Plans, to the extent  permitted under the terms thereof as amended from
         time to time,  but ADESA shall have no  obligation  to make any further
         payments with respect thereto on behalf of Executive.

                  7. Non-Disclosure. Executive acknowledges that he has received
and will continue to receive and  contribute to the  production of  Confidential
Information.  Except as required by his duties  hereunder,  Executive  will not,
either during his  employment by ADESA (or until April 30, 1999, if longer,  and
if Executive is receiving  payments under Section 6.4 hereof) or for three years
thereafter, use any Confidential Information for his own benefit or disclose any
Confidential  Information to any third person.  The Executive  agrees to refrain
from any acts or  omissions  that  would  reduce  the value of the  Confidential
Information.  Upon termination of Executive's  employment with ADESA,  Executive
shall leave with or return to ADESA all records,  correspondence,  compositions,
articles,  writing,  programs, codes, devices,  equipment,  prototypes and other
papers  which  incorporate,  embody or  disclose  any  

                                          6


Confidential  Information  (whether  written,  prepared or made by  Executive or
others),  including all copies and memorializations thereof. The obligations set
forth in this  Section 7 shall not apply to any  information  or  knowledge  the
entirety of which is now publicly known or subsequently  becomes publicly known,
other than as a direct or indirect result of the breach of this Agreement by the
Executive  or the breach of a  confidentiality  obligation  owed to ADESA by any
third party. For the purposes hereof:

               (a) The term "Confidential  Information" means all information or
            material  proprietary  to  ADESA  or  any  of  its  subsidiaries  or
            designated  as  Confidential  Information  by  ADESA  or  any of its
            subsidiaries  and not  generally  known other than by  personnel  of
            ADESA  or  its  subsidiaries,  of  or  to  which  Executive  obtains
            knowledge  or  access   through  or  as  a  result  of   Executive's
            relationship  (whether  prior or subsequent to the date hereof) with
            ADESA (including  information conceived,  originated,  discovered or
            developed   in  whole  or  in  part  by   Executive).   Confidential
            Information includes,  but is not limited to, the following types of
            information  and other  information of a similar nature  (whether or
            not reduced to  writing),  discoveries,  inventions  (whether or not
            patentable),   ideas,  concepts,   software  in  various  stages  of
            development, designs, drawings, specifications,  techniques, models,
            data, devices, source codes, object codes, documentation,  formulae,
            patterns,   computations,   diagrams,   flow  charts,  research  and
            development data, programs, processes,  procedures,  know-how, Trade
            Secrets,   marketing   techniques  and   materials,   marketing  and
            development plans,  customer names and other information  related to
            customers,  price lists, pricing policies and financial information.
            Confidential  Information  also includes any  information  described
            above which ADESA or any of its  subsidiaries  obtains  from another
            party  and  which  ADESA  or  any  of  its  subsidiaries  treats  as
            proprietary or designates as  Confidential  Information,  whether or
            not owned by or developed by ADESA or any of its subsidiaries.

               (b) The term  "Trade  Secrets"  means  information,  including  a
            formula pattern,  compilation,  program device, method, technique or
            process,   that  derives  independent   economic  value,  actual  or
            potential,  from not being generally known to, and not being readily
            ascertainable  by proper  means by,  other  persons  who can  obtain
            economic  value from its  disclosure  or use,  and is the subject of
            efforts that are reasonable under the  circumstances to maintain its
            secrecy.

                                          7


         8. Covenant Not to Compete.

            8.1  Agreement  Not To Compete.  The  Executive  agrees that,  for a
         period  of  three  (3)  years  commencing  on  the  later  of  (i)  his
         termination  of employment or (ii) the date the last payment is made to
         Executive under Section 6.4 or Section 6.5 hereof, he will not within a
         territory  consisting  of the  continental  United  States and  Canada,
         engage or be  interested  in (x) the  vehicle  redistribution  business
         (except that  Executive  may engage in the retail or wholesale  sale of
         vehicles,  other than as an owner of,  employee of or  consultant  to a
         vehicle  auction),  (y) the vehicle auction  business or (z) the dealer
         floorplan  financing  business.  The  Executive  shall be  deemed to be
         interested  in a business if the  Executive is engaged or interested in
         that  business  as  a   shareholder,   director,   officer,   employee,
         independent   contractor,   agent,  partner,   individual   proprietor,
         consultant or otherwise,  but not if such interest is limited solely to
         passive investments  existing on the date hereof or the ownership of 5%
         or fewer of the equity or debt  securities  of any entity  whose shares
         are listed for trading on a national  securities  exchange or traded in
         the over the counter market.

            8.2 Indirect Competition.  The Executive agrees that during the term
         of his employment (or until April 30, 1999, if longer, and if Executive
         is  receiving  payments  under  Section  6.4 hereof) by ADESA and for a
         period of three years  thereafter,  the Executive will not, directly or
         indirectly,  assist or  encourage  any other  person in  carrying  out,
         directly or  indirectly,  any activity  that would be prohibited by the
         provisions  of Section  8.1 if such  activity  were  carried out by the
         Executive  either directly or indirectly.  In particular,  but not as a
         limitation,  the  Executive  agrees  that  he  will  not,  directly  or
         indirectly,  induce any employee of ADESA or any of its subsidiaries to
         carry out, directly or indirectly, any such activity.

            8.3 Necessary and Reasonable;  Ancillary to Purchase.  The Executive
         agrees that the  covenants  provided for in Sections 8.1 and 8.2 hereof
         are  ancillary  to the  purchase  of  stock  of  ADESA  by MPL  and are
         necessary and  reasonable in order to protect ADESA,  its  subsidiaries
         and MPL in the conduct of their  respective  businesses  and to protect
         ADESA,  its  subsidiaries  and MPL in the  utilization  of the  assets,
         tangible and intangible,  including the goodwill of ADESA, purchased by
         MPL pursuant to the Merger Agreement.

         9. No  Solicitation.  The Executive  agrees that during the term of his
employment  by ADESA (or until April 30,  1999,  if longer,  and if Executive is
receiving  payments  under  Section  6.4 hereof) and for a period of three years
thereafter he will not, directly or indirectly, on behalf of himself or another,
solicit

                                          8


the  hiring  on  any  basis  of  any  person  employed  by  ADESA  or any of its
subsidiaries.

         10. Injunctive  Relief. The Executive agrees that it would be difficult
to compensate ADESA, its subsidiaries or MPL fully for damages for any violation
of the  provisions of Sections 7, 8, or 9 of this  Agreement.  Accordingly,  the
Executive  specifically  agrees that any of ADESA, its subsidiaries or MPL shall
be  entitled  to  temporary  and  permanent  injunctive  relief to  enforce  the
provisions  of this  Agreement,  that such  relief  may be granted  without  the
necessity of proving  actual  damages,  and that,  in  connection  with any such
proceeding the Executive shall waive the defense that ADESA, its subsidiaries or
MPL,  as the case may be, has an adequate  remedy at law.  This  provision  with
respect to injunctive  relief shall not,  however,  diminish the right of ADESA,
its  subsidiaries  or MPL to claim and recover damages in addition to injunctive
relief.

         11.  Arbitration  of all  Disputes.  Except for matters  arising  under
Sections  7, 8, 9 or 10  hereof,  any  controversy  or claim  arising  out of or
relating  to  this  Agreement,  or the  breach  thereof,  shall  be  settled  by
arbitration in the City of Indianapolis,  Indiana,  in accordance with the rules
of the American Arbitration Association then in effect, or, if the parties shall
agree in writing,  by  mediation,  and judgment  upon the award  rendered by the
arbitrators or mediator,  as the case may be, may be entered in any court having
jurisdiction thereof.

         12. Early  Termination of Sections 7, 8, 9 and 10. Sections 7, 8, 9 and
10 hereof shall apply only so long as (i) ADESA and its subsidiaries continue to
be engaged in the vehicle  auction  business as a principal line of business and
(ii) MPL and the Management  Shareholders  own more than 50% of the  outstanding
shares of common stock of ADESA.

         13. Miscellaneous.

            13.1  Recitals.  The recitals to this Agreement are true and correct
         and constitute substantive provisions of this Agreement.

            13.2  No  Assignment.  Neither  this  Agreement  nor any  rights  or
         obligations  hereunder may be assigned or delegated by any party hereto
         without the written consent of the other parties.

            13.3   Notices.   Any   notices,   requests,   demands   and   other
         communications  provided for by this Agreement  shall be in writing and
         shall be  considered  to have been duly  given or served if  personally
         delivered,  telecopied, sent by national overnight delivery service, or
         sent by certified or registered mail, return receipt requested, postage
         prepaid,  to Executive  at the address last shown for the  Executive in
         the records of

                                          9


         ADESA or the last  address he has filed in  writing  with ADESA or, in
         the  case  of  ADESA,  to its  principal  executive  office,  attention
         President.  All  notices  shall be  copied  to MPL at 30 West  Superior
         Street, Duluth, Minnesota 55822, Attention: Chairman of the Board. Such
         notice  shall be deemed to be  received  when  delivered  if  delivered
         personally,  the next  business day after  receipt of  electronic  sent
         confirmation (or other confirmation of receipt) if telecopied, the next
         business day if sent by a national overnight delivery service, or three
         business  days after the date mailed if sent by certified or registered
         mail.  Whenever  the giving of notice is  required,  the giving of such
         notice may be waived in writing by the party  entitled to receive  such
         notice.

            13.4  Governing  Law.  The  provisions  of this  Agreement  shall be
         construed and the rights and  obligations of the parties  determined in
         accordance with the laws of the State of Indiana,  notwithstanding  the
         choice of law rules of Indiana or any other jurisdiction.

            13.5 Entire  Agreement;  Amendment.  This  Agreement  sets forth the
         entire agreement of the parties hereto in respect of the subject matter
         contained  herein  and  supersedes  all  prior  agreements,   promises,
         covenants, arrangements, communications, representations or warranties,
         whether oral or written, by any officer,  employee or representative of
         any party  hereto;  and any prior  agreement  of the parties  hereto in
         respect of the subject matter contained  herein shall,  with respect to
         the Executive, be of no further force or effect. This Agreement may not
         be modified or amended  without the prior  written  consent of MPL, and
         then may only be modified or amended by an  instrument  in writing duly
         executed by Executive and ADESA.

            13.6 Meanings of Pronouns;  Singular and Plural Words.  All pronouns
         used in this  Agreement  shall be  deemed  to  refer to the  masculine,
         feminine, neuter, singular and plural, as the identity of the person to
         which or to whom  reference is made may require.  Unless the context in
         which it is used shall clearly indicate to the contrary,  words used in
         the  singular  shall  include the plural,  and words used in the plural
         shall include the singular.

            13.7  Interpretation.  When a reference is made in this Agreement to
         Sections or Exhibits such reference shall be to a Section or Exhibit to
         this  Agreement   unless  otherwise   indicated.   Whenever  the  words
         "include," "includes," or "including" are used in this Agreement,  they
         shall be deemed to be followed by the words "without limitation."

            13.8 Benefit.  This  Agreement  shall inure to the benefit of and be
         enforceable  by  Executive  or  by   Executive's   personal  and  legal
         representatives,   executors,   administrators,   heirs,  devisees  and
         legatees. In addition, it is the intention of 

                                          10


         the parties that MPL be a third party  beneficiary  of this  Agreement,
         entitled to enforce this Agreement for and on behalf of ADESA.

            13.9  Severability.  To  the  extent  that  any  provision  of  this
         Agreement  shall be  determined  to be  invalid or  unenforceable,  the
         invalid or  unenforceable  portion of such  provision  shall be deleted
         from  this  Agreement,  and  the  validity  and  enforceability  of the
         remainder of such provision and of this Agreement  shall be unaffected.
         The Executive  acknowledges  the uncertainty of the law in this respect
         and expressly  stipulates  that this Agreement  shall be construed in a
         manner  which  renders  its  provisions  valid and  enforceable  to the
         maximum  extent  (not  exceeding  its  express  terms)  possible  under
         applicable law.

            13.10  Counterparts.  This  Agreement may be executed in one or more
         counterparts,  each of which shall be deemed to be an original, but all
         of which together will constitute one and the same instrument.

            13.11 Survival.  Except as provided in Section 12, the provisions of
         Sections 7, 8, 9 and 10 shall survive any termination of this Agreement
         and the termination of the Executive's employment hereunder.

         IN WITNESS  WHEREOF,  the parties  have  executed  and  delivered  this
Agreement on the day and year first written above, effective as aforesaid.

                                           ADESA CORPORATION


                                           By       D. Michael Hockett
                                               -------------------------------
                                               Its  President
                                                   ---------------------------
                                                    D. Michael Hockett
                                               -------------------------------
                                               Executive

                                          11


                Mike Hockett business interests other than ADESA
                               February 20, 1995


                                   Percent of
          Company                   Ownership               Position
- ----------------------------       ----------        ------------------------

1  Good News Construction, Inc.           50%        Stockholder & Director

2  CIL, Inc.                             100%        Stockholder, Director and 
                                                     Officer

3  ADE of Panama City, Inc.            37.50%        Stockholder & Director

4  UC Investment, Inc.                    37%        Stockholder & Director

5  Classic Housing, Inc.               43.75%        Stockholder

6  F&H Company of Indiana, Inc.           50%        Stockholder & Director

7  Nineteenth Star, LLC                28.88%        Member

8  T/R Systems, Inc.                                 Preferred Stockholder

9  Eagle Investments, LLC        undetermined        Member and Manager


   Purpose of Company

1  Owns real estate and performs construction of real estate

2  Floor plan financing and real estate investments

3  Toyota and Mitsubishi Dealership

4  Owns UC-1, a compnay which owns used car dealerships (buy-here/pay here
   lots) and finances used car dealerships

5  Manufcatures mobile homes

6  Buys and sells primarily used printing and auction equipment and provides
   related financial services

7  Produces documentaries for TV

8  Develops computer programming

9  To be formed venture capital company



                                   Schedule A
                                       to
                        Executive Employment Agreement


                                                                 Exhibit 10(s)

                              EMPLOYMENT AGREEMENT
                              --------------------

         This  agreement  is made  between  David G.  Gartzke  ("Employee")  and
Minnesota  Power,  a  Minnesota  corporation,   located  in  Duluth,  Minnesota,
effective May 1, 1995.

         WHEREAS, Employee and Minnesota Power desire to enter into an agreement
with respect to certain aspects of the employment  relationship existing between
them; and

         WHEREAS, Employee enters into this agreement voluntarily and of his own
free will and deed;

         NOW THEREFORE,  in  consideration  of the promises and mutual covenants
herein  contained,  and other good and valuable  consideration,  the receipt and
sufficiency  of which is hereby  acknowledged,  it is  mutually  covenanted  and
agreed by and between the parties as follows:

1.       Employment.  Minnesota  Power  hereby  agrees  to  continue  to  employ
         Employee and Employee hereby agrees to continue his employment upon the
         terms and conditions contained herein.

2.       Election to Office. At its Annual Directors'  Meeting to be held May 9,
         1995,  Minnesota  Power  agrees  to elect  Employee  to the  office  of
         Senior Vice President to serve in this capacity until a successor is
         elected, qualified, or until his earlier resignation or removal.

3.       Duties. As requested by Minnesota Power, Employee agrees to devote full
         working time and best  efforts to the service of  Minnesota  Power from
         the date hereof through May 31, 1998 in such senior executive capacity,
         consistent with Employee's  experience and abilities,  as the Chairman,
         President,  or Chief Executive Officer of Minnesota Power may from time
         to  time  reasonably  assign.   Employee  shall  at  all  times  during
         employment  hereunder  conduct himself in a manner  consistent with his
         



Employment Agreement

         position at  Minnesota  Power and shall not  knowingly  perform any act
         contrary to the best interest of Minnesota Power.

4.       Compensation.
         (a)  Employee's  base  salary  shall be  $169,000  per year, payable in
              biweekly  installments or in accordance with the general  practice
              of Minnesota  Power from time to time,  subject to any increase by
              the Board of  Directors  which shall  review the salary  annually.
              Employee  shall  participate  in benefit plans of Minnesota  Power
              consistent with the terms of such plans, including the eligibility
              requirements of such plans. Employee shall be entitled to vacation
              each year in accordance with vacation policies then in effect.
         (b)  Minnesota Power shall continue to pay Employee's base salary under
              this  Agreement  through May 31, 1998 unless:  (i)  Employment  is
              earlier  terminated  pursuant to section 5 of this  Agreement,  in
              which case Minnesota Power's  obligation to pay any further salary
              under this  agreement  shall cease,  or (ii)  Minnesota  Power has
              released   Employee  from  his  obligation  to  provide  full-time
              services to Minnesota  Power as provided  under  Section 3 of this
              Agreement and Employee has found other  employment,  in which case
              the  amount  paid by  Minnesota  Power as  stated  above  shall be
              reduced by any amounts  earned by the Employee in connection  with
              his other employment.

5.       Death or Disability.
         This Agreement and Employee's  employment  with Minnesota  Power may be
         terminated  immediately upon the occurrence of any one of the following
         events: 
         (a)  Death of the Employee, or
         (b)  Physical or mental  disability of the Employee  which prevents the
              Employee  from  performing  duties  under  this  Agreement  for  a
              consecutive  period  of at least 120 days or for at least 150 days
              in a period of 200 days.

                                        2

Employment Agreement

6.       Term of Agreement.  This Agreement  shall  terminate upon the last date
         that payment by Minnesota Power is due hereunder. If Employee continues
         in active,  full-time  service of Minnesota Power through May 31, 1998,
         then  Employee may continue his  employment  thereafter,  as an at-will
         employee,  for so long as the Employee and Minnesota Power may mutually
         agree.

7.       No Pledge or  Assignment.  This  Agreement  is  personal to each of the
         parties  hereto and neither  party may assign nor  delegate  any of the
         rights or  obligations  hereunder  without  first  obtaining  a written
         consent of the other party.

8.       Governing Law.  Minnesota  Power and Employee agree that this Agreement
         shall be governed by the laws of the state of Minnesota.

         IN WITNESS  WHEREOF,  Minnesota  Power has caused this  Agreement to be
executed by its duly  authorized  officer and the  Employee has hereunto set his
signature as of the day and year first written above.


Chairman of the Board                      Employee


Arend J. Sandbulte                         David G. Gartzke
- -------------------------------------      ------------------------------------
Signature                                  Signature


5-22-95                                    5-22-95
- -------------------------------------      ------------------------------------
Date                                       Date


                                        3



                                                                 Exhibit 10(t)

                                                                 2/23/95

                         EXECUTIVE EMPLOYMENT AGREEMENT


         EXECUTIVE EMPLOYMENT AGREEMENT made this 23rd day of February, 1995 by
and between ADESA CORPORATION ("ADESA") and Larry S. Wechter ("Executive").

         WHEREAS,  Minnesota Power & Light Company ("MPL"), ADESA, Executive and
others have entered into a letter  agreement  dated  January 5, 1995 ("Letter of
Intent") which  contemplates,  among other things, that a subsidiary of MPL will
be  merged  with and into  ADESA  (the  "Merger")  pursuant  to the  terms of an
Agreement and Plan of Merger of even date among ADESA, Executive and others (the
"Merger  Agreement"),  that  ADESA  will  survive  the  Merger,  and that (i) in
connection with the Merger,  Executive will sell a portion,  but not all, of his
shares  of common  stock of ADESA  and his  unexercised  stock  options  will be
canceled; and

         WHEREAS,  the Letter of Intent  contemplates that immediately after the
Merger,  MPL will own 80% of the issued and  outstanding  capital stock of ADESA
and  certain   executives  of  ADESA  ("Management   Shareholders"),   including
Executive, will own the remaining 20% of the capital stock of ADESA, in order to
provide the Management Shareholders,  including Executive,  with an incentive to
continue their employment with ADESA; and

         WHEREAS,  MPL will not  undertake  the Merger unless it is assured that
after the Merger,  ADESA will  continue to have  available to it the services of
Executive; and

         WHEREAS, to induce MPL to enter into the Merger Agreement  contemplated
by the Letter of Intent, and thereafter to consummate the Merger,  Executive and
ADESA desire to enter into this Executive Employment  Agreement,  upon the terms
and  conditions  hereof  including  those  providing  for   noncompetition   and
nondisclosure covenants on the part of Executive.

         NOW,  THEREFORE,  in  consideration  of the premises and the  covenants
hereinafter set forth the parties agree as follows:





         1. Employment. ADESA hereby agrees to continue to employ the Executive,
and the Executive hereby accepts such engagement and agrees to continue to serve
ADESA, on the terms and conditions set forth herein.

         2. Term.  The  employment  of the  Executive  by ADESA as  provided  in
Section 1 will  commence at the  Effective  Time, as that term is defined in the
Merger  Agreement,  and end on April 30, 1999, unless further extended or sooner
terminated as hereinafter provided.

         3.  Position  and Duties.  The  Executive  shall serve as an officer of
ADESA and shall have such responsibilities,  duties and authority as he may have
as of the date hereof (or any  position  to which he may be  promoted  after the
date  hereof)  and any other  office as may from time to time be assigned to the
Executive by ADESA's board of directors (the "Board") that are  consistent  with
such  responsibilities,   duties  and  authority.  The  Executive  shall  devote
substantially  all his working  time and efforts to the  business and affairs of
ADESA.  Attached  hereto as Schedule A is a list of all  businesses,  other than
ADESA  and its  subsidiaries,  to which  the  Executive  currently  devotes  any
material amount of working time.

         4. Compensation and Related Matters.

            4.1  Salary.  During  the  period  of  the  Executive's   employment
         hereunder  ADESA will pay to the  Executive  an annual  base  salary of
         $180,000.00.  This salary may be increased, but not decreased, annually
         by the board of directors in its sole discretion, commencing on January
         1,  1996.  Salary  shall be paid in monthly  or other  installments  in
         accordance with the general practice of ADESA from time to time.

            4.2  Performance  Bonus.  ADESA may pay the  Executive a performance
         bonus  ("Performance  Bonus")  if the  board of  directors  in its sole
         discretion so determines.

            4.3 Fringe Benefits.  The Executive shall be entitled to participate
         in and to receive  benefits,  without  duplication,  under such  401(k)
         profit sharing,  pension,  life 


                                        2


         insurance,  accident insurance,  health insurance,  hospitalization and
         all other "Employee  Benefit Plans", as said term is defined in Section
         3(3)  of the  Employee  Retirement  Income  Security  Act of  1974,  as
         amended,  as ADESA may  establish and maintain from time to time during
         the term hereof and for which Executive  continues to qualify  subject,
         however,  to  ADESA's  right  to  amend or  terminate  any  such  plan.
         Notwithstanding   the  foregoing,   Executive   shall  be  entitled  to
         participate in the incentive  compensation plan contemplated by Section
         7.6 of and Exhibit B to the Merger Agreement  ("Incentive  Compensation
         Plan") only to the extent  determined from time to time by the board of
         directors in its sole discretion.

            4.4 Vacation.  The  Executive  shall be entitled to vacation in each
         fiscal year,  determined in accordance with ADESA's  vacation policy in
         effect on the date hereof and from time to time during the term hereof.
         The Executive  shall also be entitled to all paid holidays and personal
         days given by ADESA to its executives.

            4.5 Expenses.  ADESA will reimburse the Executive for all reasonable
         business  expenses incurred in performing  services  hereunder upon the
         Executive's  presentation  to  ADESA  from  time to  time  of  itemized
         accounts  describing such expenditures,  all in accordance with ADESA's
         policy in effect from time to time with respect to the reimbursement of
         business expenses.

            4.6 Withholding.  All compensation  paid to the Executive under this
         Section 4 shall be subject to  required  withholding  for  federal  and
         state income taxes, FICA contributions and other required deductions.

         5. Termination.

            5.1 Death. The Executive's employment hereunder shall terminate upon
         his death.

            5.2 By ADESA for Disability. ADESA shall have the right to terminate
         the Executive's employment hereunder if the Executive becomes Disabled,
         upon  delivery of a Notice of 


                                        3


         Termination  to the  Executive.  For the purposes  hereof the Executive
         shall be  deemed  "Disabled"  if:  (i) as a result  of the  Executive's
         incapacity  due to  physical  or  mental  illness,  including  chemical
         dependency,  the  Executive  shall have been  absent from his full time
         duties with ADESA for six months  during any 12 month  period;  or (ii)
         the Executive is found to be permanently disabled by (A) any insurer of
         ADESA  pursuant  to the  terms  of any  disability  insurance  contract
         covering  Executive  which is then in effect,  (B) the Social  Security
         Administration for purposes of Social Security disability payments,  or
         (C) by any tribunal or court.

            5.3  By  ADESA  for  Cause.  ADESA  may  terminate  the  Executive's
         employment  hereunder for Cause. For purposes of this Agreement,  ADESA
         shall have "Cause" to terminate the  Executive's  employment  hereunder
         upon (a) the failure by the  Executive to perform his  material  duties
         hereunder  after written  demand for  performance is delivered by ADESA
         that  specifically  identifies  the manner in which ADESA  believes the
         Executive has not performed his duties,  or (b) the willful engaging by
         the  Executive in conduct  which is contrary to the interests of ADESA,
         monetarily or otherwise.  Notwithstanding the foregoing,  the Executive
         shall  not be  deemed to have been  terminated  for Cause  without  (1)
         reasonable  notice  to the  Executive  setting  forth the  reasons  for
         ADESA's  intention to terminate for Cause,  (2) an opportunity  for the
         Executive, together with his counsel, to be heard before the Board, and
         (3) delivery to the Executive of a Notice of Termination from the Board
         finding that in the good faith  opinion of the Board the  Executive was
         guilty of  conduct  set forth  above in clause (a) or (b)  hereof,  and
         specifying the particulars thereof in detail.

            5.4 By ADESA Without  Cause.  ADESA may  terminate  the  Executive's
         employment  hereunder without Cause upon delivery to the Executive of a
         Notice of Termination.

            5.5 By Executive.  Prior to the expiration of the Term the Executive
         may  terminate  the  Executive's  employment  with ADESA for any of the
         reasons set forth below.


                                        4


                (a) At any time for Good Reason.  For purposes of this Agreement
            the term "Good  Reason"  means (i) a failure by ADESA to comply with
            any material  provision of this  Agreement  which has not been cured
            within 10 days after written notice of such  noncompliance  has been
            given  by  the  Executive  to  ADESA,  (ii)  a  substantial  adverse
            alteration   in  the   nature   or   status   of   the   Executive's
            responsibilities,  (iii) that ADESA has required in writing that the
            Executive move his principal  office location to a new location that
            is not the same as ADESA's then principal  place of business or (iv)
            any purported termination of the Executive's employment which is not
            consistent with Sections 5.2, 5.3 or 5.4 hereof; or

                (b) If ADESA imposes  material  restrictions  or  limitations on
            ADESA's  existing  personnel  or ethics  policies  (except  for such
            changes as are, at any time,  required by law) which are not removed
            within 30 days after written notice of such imposition by Executive.

            5.6  Notice  of  Termination.  Any  termination  of the  Executive's
         employment  by  ADESA  or by  the  Executive  (other  than  termination
         pursuant to  subsection  5.1 hereof) shall be  communicated  by written
         Notice of Termination  to the other party hereto.  For purposes of this
         Agreement,  a "Notice of  Termination"  shall mean a notice which shall
         indicate the specific  termination  provision in this Agreement  relied
         upon and shall, in the case of a termination  under Section 5.3 or 5.5,
         set forth in reasonable detail the facts and  circumstances  claimed to
         provide a basis for termination of the Executive's employment under the
         provision so indicated.

            5.7 Date of Termination.  "Date of  Termination"  shall mean: (a) if
         the Executive's  employment is terminated by his death, the date of his
         death;  and (b) if the  Executive's  employment is  terminated  for any
         other reason, the date specified in the Notice of Termination.

         6. Compensation Upon Termination or During Disability.


                                        5


            6.1.  During  Disability  and Upon  Termination  Due to  Disability.
         During  any  period  that the  Executive  fails to  perform  his duties
         hereunder as a result of incapacity  due to physical or mental  illness
         ("disability period"), the Executive shall continue to receive his full
         base salary at the rate then in effect for such  period  (offset by any
         payments to the Executive received pursuant to disability benefit plans
         maintained by ADESA or disability benefits from governmental  entities)
         until his employment is terminated  pursuant to Section 5.2 hereof, and
         upon such  termination,  the Executive shall be entitled to all amounts
         to which the  Executive  is  entitled  pursuant to  applicable  law and
         Employee  Benefit  Plans,  all in accordance  with the terms thereof as
         amended  from time to time.  In addition,  if  Executive is  terminated
         under Section 5.2,  ADESA will pay to  Executive,  on the date the same
         would  have  been  payable   under   Section  4.2  and  the   Incentive
         Compensation Plan if Executive had not been terminated, any Performance
         Bonus and any Incentive Compensation Plan payments that would have been
         payable to the Executive for the year in which the Disability occurred,
         pro-rated to the Date of Termination.

            6.2.  Death.  If the  Executive's  employment  is  terminated by his
         death, ADESA shall within 10 days following the date of the Executive's
         death pay to the Executive's  estate his full unpaid base salary at the
         rate then in effect, through the Date of Termination, together with any
         other amounts to which the Executive is entitled pursuant to applicable
         law and ADESA Employee  Benefit Plans, all in accordance with the terms
         thereof as  amended  from time to time.  In  addition,  if  Executive's
         employment  is  terminated  under  Section  5.1,  ADESA will pay to the
         Executive's  estate, on the date the same would have been payable under
         Section 4.2 and the  Incentive  Compensation  Plan if Executive had not
         died,  any  Performance  Bonus  and  any  Incentive  Compensation  Plan
         payments  that would have been payable to the Executive for the year in
         which his death occurred, pro-rated to the Date of Termination.

            6.3. By ADESA For Cause or By  Executive  In Breach  Hereof.  If the
         Executive's  employment is  terminated by ADESA for Cause,  ADESA shall
         pay the Executive at the regular time 


                                        6


         salary payments are due hereunder his full base salary through the Date
         of  Termination.  If the Executive  terminates his employment in breach
         hereof, ADESA shall pay Executive, at the rate in effect at the time of
         such  termination,  through the date on which the Executive  terminates
         his employment.  In either of such events,  except as aforesaid,  ADESA
         shall have no further obligations to the Executive under this Agreement
         and,  except for any claims which ADESA may have against  Executive (i)
         for breach of contract,  (ii) based upon,  related to or arising out of
         the event or events which resulted in the  termination of Executive for
         Cause and (iii) under Sections 7, 8, 9 and 10 hereof,  Executive  shall
         have no further obligations to ADESA under this Agreement.

            6.4 Without  Cause or by  Executive  For Good  Reason.  If (a) ADESA
         terminates the Executive's  employment without Cause under Section 5.4,
         or (b) the  Executive  terminates  his  employment  for Good  Reason as
         defined in Section  5.5(a),  then ADESA shall pay the  Executive at the
         regular  time salary  payments are due  hereunder  his full base salary
         through  April 30,  1999 at the rate in  effect  at the time  Notice of
         Termination is given. In addition,  ADESA will pay to Executive, on the
         date the  same  would  have  been  payable  under  Section  4.2 and the
         Incentive  Compensation  Plan, any Performance  Bonus and any Incentive
         Compensation  Plan  payments  that  would  have  been  payable  to  the
         Executive under Section 4.2 and the Incentive Compensation Plan for the
         year in which such termination occurred.

            6.5  Termination  by Executive  Under Section  5.5(b).  If Executive
         terminates his employment with ADESA under Section  5.5(b),  then ADESA
         shall  pay  Executive  at the  regular  time  salary  payments  are due
         hereunder his full base salary for one full year or, if earlier,  until
         April 30, 1999. In addition,  ADESA will pay to Executive,  on the date
         the same would have been payable  under  Section 4.2 and the  Incentive
         Compensation Plan, any Performance Bonus and any Incentive Compensation
         Plan  payments  that would have been  payable  to the  Executive  under
         Section 4.2 and the Incentive  Compensation  Plan for the year in which
         such termination  occurred pro-rated to the date on which the Executive
         terminated his employment.


                                        7


            6.6. Certain Benefit Plans.  Except as otherwise  provided by law or
         any  applicable   Employee  Benefit  Plan,   unless  the  Executive  is
         terminated for Cause or the Executive  terminates  his employment  with
         ADESA in breach of this  Agreement,  the Executive shall be entitled to
         continue to participate,  after  termination,  in all Employee  Benefit
         Plans, to the extent  permitted under the terms thereof as amended from
         time to time,  but ADESA shall have no  obligation  to make any further
         payments with respect thereto on behalf of Executive.

         7. Non-Disclosure. Executive acknowledges that he has received and will
continue  to  receive  and   contribute  to  the   production  of   Confidential
Information.  Except as required by his duties  hereunder,  Executive  will not,
either during his  employment by ADESA (or until April 30, 1999, if longer,  and
if Executive is receiving  payments under Section 6.4 hereof) or for three years
thereafter, use any Confidential Information for his own benefit or disclose any
Confidential  Information to any third person.  The Executive  agrees to refrain
from any acts or  omissions  that  would  reduce  the value of the  Confidential
Information.  Upon termination of Executive's  employment with ADESA,  Executive
shall leave with or return to ADESA all records,  correspondence,  compositions,
articles,  writing,  programs, codes, devices,  equipment,  prototypes and other
papers  which  incorporate,  embody or  disclose  any  Confidential  Information
(whether written, prepared or made by Executive or others), including all copies
and memorializations  thereof. The obligations set forth in this Section 7 shall
not apply to any  information or knowledge the entirety of which is now publicly
known or subsequently becomes publicly known, other than as a direct or indirect
result of the  breach of this  Agreement  by the  Executive  or the  breach of a
confidentiality  obligation  owed to ADESA by any third party.  For the purposes
hereof:

                (a) The term "Confidential Information" means all information or
            material  proprietary  to  ADESA  or  any  of  its  subsidiaries  or
            designated  as  Confidential  Information  by  ADESA  or  any of its
            subsidiaries  and not  generally  known other than by  personnel  of
            ADESA  or  its  subsidiaries,  of  or  to  which  Executive  obtains


                                        8


            knowledge  or  access   through  or  as  a  result  of   Executive's
            relationship  (whether  prior or subsequent to the date hereof) with
            ADESA (including  information conceived,  originated,  discovered or
            developed   in  whole  or  in  part  by   Executive).   Confidential
            Information includes,  but is not limited to, the following types of
            information  and other  information of a similar nature  (whether or
            not reduced to  writing),  discoveries,  inventions  (whether or not
            patentable),   ideas,  concepts,   software  in  various  stages  of
            development, designs, drawings, specifications,  techniques, models,
            data, devices, source codes, object codes, documentation,  formulae,
            patterns,   computations,   diagrams,   flow  charts,  research  and
            development data, programs, processes,  procedures,  know-how, Trade
            Secrets,   marketing   techniques  and   materials,   marketing  and
            development plans,  customer names and other information  related to
            customers,  price lists, pricing policies and financial information.
            Confidential  Information  also includes any  information  described
            above which ADESA or any of its  subsidiaries  obtains  from another
            party  and  which  ADESA  or  any  of  its  subsidiaries  treats  as
            proprietary or designates as  Confidential  Information,  whether or
            not owned by or developed by ADESA or any of its subsidiaries.

                (b) The term  "Trade  Secrets"  means  information,  including a
            formula pattern,  compilation,  program device, method, technique or
            process,   that  derives  independent   economic  value,  actual  or
            potential,  from not being generally known to, and not being readily
            ascertainable  by proper  means by,  other  persons  who can  obtain
            economic  value from its  disclosure  or use,  and is the subject of
            efforts that are reasonable under the  circumstances to maintain its
            secrecy.


                                        9


         8. Covenant Not to Compete.

            8.1  Agreement  Not To Compete.  The  Executive  agrees that,  for a
         period  of  three  (3)  years  commencing  on  the  later  of  (i)  his
         termination  of employment or (ii) the date the last payment is made to
         Executive under Section 6.4 or Section 6.5 hereof, he will not within a
         territory  consisting  of the  continental  United  States and  Canada,
         engage or be  interested  in (x) the  vehicle  redistribution  business
         (except that  Executive  may engage in the retail or wholesale  sale of
         vehicles,  other than as an owner of,  employee of or  consultant  to a
         vehicle  auction),  (y) the vehicle auction  business or (z) the dealer
         floorplan  financing  business.  The  Executive  shall be  deemed to be
         interested  in a business if the  Executive is engaged or interested in
         that  business  as  a   shareholder,   director,   officer,   employee,
         independent   contractor,   agent,  partner,   individual   proprietor,
         consultant or otherwise,  but not if such interest is limited solely to
         passive investments  existing on the date hereof or the ownership of 5%
         or fewer of the equity or debt  securities  of any entity  whose shares
         are listed for trading on a national  securities  exchange or traded in
         the over the counter market.

            8.2 Indirect Competition.  The Executive agrees that during the term
         of his employment (or until April 30, 1999, if longer, and if Executive
         is  receiving  payments  under  Section  6.4 hereof) by ADESA and for a
         period of three years  thereafter,  the Executive will not, directly or
         indirectly,  assist or  encourage  any other  person in  carrying  out,
         directly or  indirectly,  any activity  that would be prohibited by the
         provisions  of Section  8.1 if such  activity  were  carried out by the
         Executive  either directly or indirectly.  In particular,  but not as a
         limitation,  the  Executive  agrees  that  he  will  not,  directly  or
         indirectly,  induce any employee of ADESA or any of its subsidiaries to
         carry out, directly or indirectly, any such activity.

            8.3 Necessary and Reasonable;  Ancillary to Purchase.  The Executive
         agrees that the  covenants  provided for in Sections 8.1 and 8.2 hereof
         are  ancillary  to the  purchase  of  stock  of  ADESA  by MPL  and are
         necessary and  reasonable in 


                                        10


            order to protect ADESA,  its  subsidiaries and MPL in the conduct of
            their  respective  businesses and to protect ADESA, its subsidiaries
            and MPL in the  utilization of the assets,  tangible and intangible,
            including  the  goodwill of ADESA,  purchased by MPL pursuant to the
            Merger Agreement.

         9. No  Solicitation.  The Executive  agrees that during the term of his
employment  by ADESA (or until April 30,  1999,  if longer,  and if Executive is
receiving  payments  under  Section  6.4 hereof) and for a period of three years
thereafter he will not, directly or indirectly, on behalf of himself or another,
solicit  the hiring on any basis of any person  employed  by ADESA or any of its
subsidiaries.

         10. Injunctive  Relief. The Executive agrees that it would be difficult
to compensate ADESA, its subsidiaries or MPL fully for damages for any violation
of the  provisions of Sections 7, 8, or 9 of this  Agreement.  Accordingly,  the
Executive  specifically  agrees that any of ADESA, its subsidiaries or MPL shall
be  entitled  to  temporary  and  permanent  injunctive  relief to  enforce  the
provisions  of this  Agreement,  that such  relief  may be granted  without  the
necessity of proving  actual  damages,  and that,  in  connection  with any such
proceeding the Executive shall waive the defense that ADESA, its subsidiaries or
MPL,  as the case may be, has an adequate  remedy at law.  This  provision  with
respect to injunctive  relief shall not,  however,  diminish the right of ADESA,
its  subsidiaries  or MPL to claim and recover damages in addition to injunctive
relief.

         11.  Arbitration  of all  Disputes.  Except for matters  arising  under
Sections  7, 8, 9 or 10  hereof,  any  controversy  or claim  arising  out of or
relating  to  this  Agreement,  or the  breach  thereof,  shall  be  settled  by
arbitration in the City of Indianapolis,  Indiana,  in accordance with the rules
of the American Arbitration Association then in effect, or, if the parties shall
agree in writing,  by  mediation,  and judgment  upon the award  rendered by the
arbitrators or mediator,  as the case may be, may be entered in any court having
jurisdiction thereof.

         12. Early  Termination of Sections 7, 8, 9 and 10. Sections 7, 8, 9 and
10 hereof shall apply only so long as (i) ADESA and its subsidiaries continue to
be engaged in the vehicle  auction  


                                        11


business  as a  principal  line of  business  and  (ii)  MPL and the  Management
Shareholders  own more than 50% of the  outstanding  shares  of common  stock of
ADESA.

         13. Miscellaneous.

            13.1  Recitals.  The recitals to this Agreement are true and correct
         and constitute substantive provisions of this Agreement.

            13.2  No  Assignment.  Neither  this  Agreement  nor any  rights  or
         obligations  hereunder may be assigned or delegated by any party hereto
         without the written consent of the other parties.

            13.3   Notices.   Any   notices,   requests,   demands   and   other
         communications  provided for by this Agreement  shall be in writing and
         shall be  considered  to have been duly  given or served if  personally
         delivered,  telecopied, sent by national overnight delivery service, or
         sent by certified or registered mail, return receipt requested, postage
         prepaid,  to Executive  at the address last shown for the  Executive in
         the records of ADESA or the last  address he has filed in writing  with
         ADESA or,  in the case of ADESA,  to its  principal  executive  office,
         attention  President.  All  notices  shall be  copied to MPL at 30 West
         Superior Street, Duluth,  Minnesota 55822,  Attention:  Chairman of the
         Board.  Such notice  shall be deemed to be received  when  delivered if
         delivered personally, the next business day after receipt of electronic
         sent confirmation (or other confirmation of receipt) if telecopied, the
         next business day if sent by a national overnight delivery service,  or
         three  business  days  after the date  mailed if sent by  certified  or
         registered mail. Whenever the giving of notice is required,  the giving
         of such  notice  may be waived in  writing  by the  party  entitled  to
         receive such notice.

            13.4  Governing  Law.  The  provisions  of this  Agreement  shall be
         construed and the rights and  obligations of the parties  determined in
         accordance with the laws of the State of Indiana,  notwithstanding  the
         choice of law rules of Indiana or any other jurisdiction.


                                        12


            13.5 Entire  Agreement;  Amendment.  This  Agreement  sets forth the
         entire agreement of the parties hereto in respect of the subject matter
         contained  herein  and  supersedes  all  prior  agreements,   promises,
         covenants, arrangements, communications, representations or warranties,
         whether oral or written, by any officer,  employee or representative of
         any party  hereto;  and any prior  agreement  of the parties  hereto in
         respect of the subject matter contained  herein shall,  with respect to
         the Executive, be of no further force or effect. This Agreement may not
         be modified or amended  without the prior  written  consent of MPL, and
         then may only be modified or amended by an  instrument  in writing duly
         executed by Executive and ADESA.

            13.6 Meanings of Pronouns;  Singular and Plural Words.  All pronouns
         used in this  Agreement  shall be  deemed  to  refer to the  masculine,
         feminine, neuter, singular and plural, as the identity of the person to
         which or to whom  reference is made may require.  Unless the context in
         which it is used shall clearly indicate to the contrary,  words used in
         the  singular  shall  include the plural,  and words used in the plural
         shall include the singular.

            13.7  Interpretation.  When a reference is made in this Agreement to
         Sections or Exhibits such reference shall be to a Section or Exhibit to
         this  Agreement   unless  otherwise   indicated.   Whenever  the  words
         "include," "includes," or "including" are used in this Agreement,  they
         shall be deemed to be followed by the words "without limitation."

            13.8 Benefit.  This  Agreement  shall inure to the benefit of and be
         enforceable  by  Executive  or  by   Executive's   personal  and  legal
         representatives,   executors,   administrators,   heirs,  devisees  and
         legatees. In addition, it is the intention of the parties that MPL be a
         third party  beneficiary  of this  Agreement,  entitled to enforce this
         Agreement for and on behalf of ADESA.

            13.9  Severability.  To  the  extent  that  any  provision  of  this
         Agreement  shall be  determined  to be  invalid or  unenforceable,  the
         invalid or  unenforceable  portion of such  


                                        13


         provision  shall be deleted from this  Agreement,  and the validity and
         enforceability of the remainder of such provision and of this Agreement
         shall be unaffected.  The Executive acknowledges the uncertainty of the
         law in this respect and expressly  stipulates that this Agreement shall
         be  construed  in a manner  which  renders  its  provisions  valid  and
         enforceable  to the maximum  extent (not  exceeding its express  terms)
         possible under applicable law.

            13.10  Counterparts.  This  Agreement may be executed in one or more
         counterparts,  each of which shall be deemed to be an original, but all
         of which together will constitute one and the same instrument.

            13.11 Survival.  Except as provided in Section 12, the provisions of
         Sections 7, 8, 9 and 10 shall survive any termination of this Agreement
         and the termination of the Executive's employment hereunder.

         IN WITNESS  WHEREOF,  the parties  have  executed  and  delivered  this
Agreement on the day and year first written above, effective as aforesaid.

                                  ADESA CORPORATION


         By  D. Michael Hockett
            ---------------------------------------
 
Its  President
    ---------------------------------------


           L.S. Wechter
         ------------------------------------
                                 Executive


                                        14



                                   Schedule A

                                   (Section 3)

                                Other Activities








                                        15



                                                                 Exhibit 10(u)

               Summary of Agreement Between Mr. Jack R. McDonald and
                                Minnesota Power:


     1. Mr.  McDonald  states  his  desire to  retire  from  Minnesota  Power on
February 28, 1997, upon completing 30 years of service.

     2. Minnesota Power agrees to maintain Mr. McDonald's  current annual salary
of $211,000, without change, until February 28, 1997, when he retires.

     3.  During the  remainder  of his  employment  and in his  retirement,  Mr.
McDonald will be entitled to benefits under Minnesota  Power's qualified benefit
plans as the same manner as any other employee and retiree.

     4.  Mr.  McDonald  will  continue  to have  use of the  Company  automobile
currently assigned to him until his retirement.

     5. Minnesota  Power will maintain Mr.  McDonald's  membership at the Kitchi
Gammi Club in Duluth, Minnesota, provided that Mr. McDonald will continue to pay
from his personal funds for any non-Company activities at the club.

     6. Mr.  McDonald  will not be eligible  for Annual  Incentive  Compensation
award for plan year 1996 or any year thereafter, nor will he be eligible for any
Long-Term  Incentive award for plan  measurement  periods  beginning  January 1,
1996, or thereafter.  Except as provided above,  Mr. McDonald will be treated as
any other  employee  with  respect  to  compensation-related  matters  until his
retirement, at which time he will be treated as any other retiree.

     7. Mr.  McDonald  agrees to be available  on a reasonable  basis to provide
consultant  services to the Company through  February 28, 1997 at the request of
the CEO or the Board of Directors.

     8. Recitals that this agreement is entered into on a voluntary basis.


Dated:  December 11, 1995
       -------------------------------


 Jack R. McDonald                          Arend J. Sandbulte
- -----------------------------------       -------------------------------------
                                           Chairman & Chief Executive Officer
                                           Minnesota Power



                                                                  Exhibit 10(v)
                             PUT AND CALL AGREEMENT

         PUT AND CALL  AGREEMENT,  made and entered  into as of this 23rd day of
February,  1995,  by and among  MINNESOTA  POWER & LIGHT  COMPANY,  a  Minnesota
corporation ("MPL"), ADESA CORPORATION,  an Indiana corporation ("ADESA") and D.
MICHAEL HOCKETT,  LARRY S. WECHTER,  DAVID H. HILL, JERRY WILLIAMS,  and JOHN E.
FULLER (the "Shareholders").

         WHEREAS, MPL, ADESA,  Shareholders and AC ACQUISITION SUB, INC. ("Sub")
have entered into an Agreement  and Plan of Merger  ("Merger  Agreement")  dated
February 23, 1995,  which  contemplates,  among other  things,  that Sub will be
merged with and into ADESA (the  "Merger"),  that ADESA will survive the Merger,
and that in connection with the Merger,  each  shareholder  will sell a portion,
but not all,  of his  existing  ADESA  shares and cancel his  unexercised  stock
options; and

         WHEREAS,  the Merger Agreement  contemplates that immediately after the
Merger,  MPL will own 80% of the issued and  outstanding  capital stock of ADESA
and the  Shareholders  will own the remaining 20% of the capital stock of ADESA;
and

         WHEREAS,  the parties  contemplate  that the  Shareholders and MPL will
have  certain put and call rights with  respect to the ADESA  shares held by the
Shareholders after the Merger, as further specified herein.

         NOW,  THEREFORE,  in  consideration  of the foregoing and of the mutual
covenants and  agreements  hereinafter  set forth,  the parties  hereby agree as
follows:

         1. Definitions.  The following terms shall have the following  meanings
hereunder:

            1.1 "Shares"  shall mean the shares of capital  stock of ADESA owned
         by a Shareholder from time to time.

            1.2 "EBITDA"  shall mean the product of (a) six and (b) the trailing
         12-month after-tax earnings of ADESA and its consolidated  subsidiaries
         (calculated  as if ADESA at all times owned 100% of ADESA Canada,  Inc.
         ("ADESA  Canada),  plus any of the following  incurred by ADESA and its
         consolidated  subsidiaries  during said period (i) all interest expense
         exclusive of interest expenses of Automotive Finance Corporation and of
         any dealer floor planning business,  consumer finance business or other
         similar finance business  conducted by ADESA or any of its consolidated
         subsidiaries, (ii) all taxes on or measured by revenue or income, (iii)
         all rental payments  during said period under  incentive  leases of the
         type set forth on Exhibit A to this Agreement, exclusive




         of operating expenses associated therewith,  (iv) all charges resulting
         from  push  down  accounting,  and (v)  depreciation  and  amortization
         expense. Except for treating ADESA Canada as 100% owned, EBITDA and its
         components shall be calculated by reference to the books and records of
         ADESA and its  consolidated  subsidiaries  prepared in accordance  with
         generally accepted accounting principles prepared on a basis consistent
         with prior periods.

            1.3  "Effective  Date" shall mean the Effective Time as that term is
         defined in the Merger Agreement.

            1.4 "Maximum  Number of Shares"  shall mean:  (a) on April 30, 1997,
         806,811 Shares less one-third of any Shares previously purchased by MPL
         under  any  of  the  Stock   Purchase   Agreements   between   MPL  and
         Shareholders; (b) on April 30, 1998, 1,613,622 Shares less one-third of
         any Shares previously  purchased by MPL under any of the Stock Purchase
         Agreements between MPL and Shareholders, and less that number of Shares
         put to MPL on April  30,  1997  under  Section  2.1 and that  number of
         Shares  called by MPL on April 30, 1997 under  Section  3.1; and (c) on
         April 30, 1999, all of the Shares owned by the Shareholders.

            1.5 "Put Date" or "Call Date" shall mean April 30,  1997,  April 30,
         1998 or April 30, 1999.

         2. Shareholders' Right to Put Shares to MPL.

            2.1 Number of Shares.  At least 10 days prior to each Put Date, each
         Shareholder  shall  inform  MPL in  writing  whether  that  Shareholder
         desires  to sell to MPL on that Put Date any of his  Shares  and if so,
         the number of Shares to be sold (a "Notice of Exercise"). MPL shall, on
         the Put Date, purchase from each Shareholder all Shares the Shareholder
         desires to sell, as specified in the Notice of Exercise, subject to the
         following:  (a) a Shareholder may not require MPL to purchase more than
         75% of his Shares prior to April 30, 1999;  (b) a  Shareholder  may not
         require  MPL to purchase  any of his Shares  prior to April 30, 1999 if
         his employment  with ADESA is terminated by ADESA for "Cause",  as that
         term is defined in that certain Executive  Employment Agreement between
         ADESA  and  the  Shareholder,  or if  the  Shareholder  terminates  his
         employment  with ADESA for any reason other than one of the reasons set
         forth in Section 5.5 of said Executive Employment Agreement; and (c) if
         the  total  number  of  Shares  to be  sold  on a Put  Date  under  the
         Shareholders' Notices of Exercise for that Put Date exceeds the Maximum
         Number of Shares for that Put Date,  then each request by a Shareholder
         that MPL purchase his Shares on that Put Date shall be  proportionately
         reduced  so that the  total  number  of  Shares  to be  purchased  from
         Shareholders pursuant to the Shareholders' Notices of Exercise

                                        2


         for that Put Date does not exceed the Maximum Number of Shares for that
         date.

            2.2 Price.  The purchase price for each Share to be purchased  under
         Section 2.1 shall be the per share EBITDA as of the Put Date, determine
         by dividing  EBITDA as of the Put Date by the  weighted  daily  average
         number of shares of capital stock of ADESA  outstanding  during the 365
         day period ending on the Put Date. In  determining  the weighted  daily
         average  number of  shares  of ADESA  capital  stock  outstanding,  the
         outstanding  shares of ADESA capital stock shall be deemed increased by
         the number of share of ADESA which James P.  Hallett  ("James")  and/or
         Helene  Hallett  ("Helene")  would own if their then owned ADESA Canada
         shares were converted  into ADESA shares at a conversion  ration of 9.8
         ADESA shares for each share of ADESA Canada and such  increased  number
         of shares  shall be deemed to have been  outstanding  during the entire
         365-day period ending on the Put Date.

         3. MPL's Right to Call Shares Owned by Shareholder.

            3.1 Number of  Shares. At least 5 days prior to each Call Date,  MPL
         shall  inform  each  Shareholder  in  writing  whether  MPL  desires to
         purchase from that Shareholder on that Call Date any of his Shares and,
         if so, the number of Shares to be purchased  (a "Notice of  Exercise").
         MPL may not purchase  under  Sections 2.1 and 3.1 a number of Shares in
         excess of the Maximum Number of Shares for that Call Date. In addition,
         purchases under Section 3.1 from each Shareholder  shall be in the same
         proportion  as the number of Shares owned by that  Shareholder  on that
         Call Date bears to all Shares  owned by all  Shareholders  on that Call
         Date,  after giving  effect to any Shares to be put to MPL on that date
         under Section 2.1. Subject to these limitations each Shareholder shall,
         on the Call Date,  sell to MPL all Shares MPL desires to  purchase,  as
         specified in the Notice of Exercise.

            3.2 Price. The purchase price for each Share to be purchased  under
         Section 3.1 shall be: (a) for Shares purchased as of April 30, 1997 or
         April 30, 1998, the greater of $17.00 per Share or the per share EBITDA
         as of the Call Date, determined by dividing EBITDA as of the Call Date
         by the weighted  daily  average  number of shares  of  capital  stock
         of ADESA outstanding during the 365-day period ending on that Call
         Date, and (b) for Shares purchased as of April 30, 1999,  EBITDA as of
         the Call Date, divided by the weighted daily average number of shares
         of capital stock of ADESA  outstanding  during the  365-day  period 
         ending on that Call Date. In  determining  the weighted  daily average
         number of shares of  ADESA  capital  stock  outstanding,  the 
         outstanding  shares  of ADESA capital  stock  shall be deemed increased
         by the  number of shares of ADESA which  James  and/or  Helene  would 
         own if their than owned ADESA Canada shares were converted into ADESA

                                        3

         shares at a  conversion  ratio of 9.8 ADESA  shares  for each  share of
         ADESA  Canada and such  increased  number of shares  shall be deemed to
         have been  outstanding  during the entire  365-day period ending on the
         Call Date.

         4. Closing.  The closing of any purchase and sale hereunder shall occur
at the offices of ADESA on the 60th day  following  the  applicable  Put Date or
Call  Date,  or if such day is not a business  day,  on the first  business  day
thereafter.  At the closing each Shareholder  shall deliver to MPL a certificate
for the total  number of his Shares to be sold  hereunder as of that Put Date or
Call Date, duly endorsed for transfer, and MPL shall deliver to each Shareholder
a  certified  or  cashier's  check in the amount of the  purchase  price for the
Shares.

         5.  Representations.  Each  Shareholder  represents that (a) all Shares
sold by him hereunder  will be, at the time of a closing,  free and clear of all
liens,  claims and  encumbrances  of any sort,  except as run in favor of MPL or
ADESA (b) the execution, delivery and performance of this Agreement does not and
will not breach, violate or conflict with any agreement order, judgment,  decree
or law to which he is or becomes a party or by which his  property is or becomes
bound.

         6. Legend on Shares Certificates.

            6.1 Legend on Currently Outstanding Certificates. In addition to any
         other  legends  required to be placed on such  certificates,  ADESA and
         each Shareholder agrees that a legend substantially as follows shall be
         conspicuously  endorsed on each certificate  evidencing Shares owned by
         the Shareholder:

                  "The transfer of the shares represented by this certificate is
                  restricted by, and subject to, the provisions of a certain Put
                  and Call Agreement,  dated as of February __, 1995,  among the
                  company,  the holder hereof,  Minnesota  Power & Light Company
                  and  others.  A copy  of the  Agreement  is on file  with  the
                  Secretary of the company."

         The  Secretary of ADESA shall keep a copy of this  Agreement on file in
         ADESA's principal office.

            6.2 Legend on Certificates  Issued Subsequent Hereto. A copy of this
         Agreement  shall be filed with the Secretary of ADESA.  During the term
         of this  Agreement,  a legend  reading as above shall be  conspicuously
         endorsed on each  certificate  representing  Shares hereafter issued by
         ADESA to the Shareholder.

                                        4

         7. Right to Specific Performance.  The parties agree that the remedy at
law for  failure  of any  party to  perform  would be  inadequate,  and that the
injured  party or  parties,  at his  option,  shall have the right to compel the
specific  performance  of this  Agreement in a court of competent  jurisdiction.
This  right  shall  be in  addition  to and  not in lieu  of any  additional  or
alternative  right or  remedy  which  may be  available  to a party at law or in
equity.

         8. Miscellaneous Provisions.

            8.1  Offset  of  Shareholder  Indebtedness.  If,  at the time of the
         purchase  of Shares  hereunder,  a  Shareholder  is  indebted to MPL or
         ADESA,  MPL  shall  have the  right to  offset  any such  indebtedness,
         including  interest  thereon,  against  the  purchase  price  due  such
         Shareholder for the Shares.

            8.2 Notices.  All notices,  requests,  and other communications from
         any of the parties  hereto to another  shall be in writing and shall be
         considered to have been duly given or served if  personally  delivered,
         telecopied,  sent by national  overnight  delivery service,  or sent by
         first class,  certified or registered mail,  return receipt  requested,
         postage prepaid,  to the party at his or its address as provided below,
         or to such  other  address  as such party may  hereafter  designate  by
         written notice to the other parties: (a) if to MPL, to 30 West Superior
         Street, Duluth, Minnesota 55822, Attention:  Chairman of the Board, (b)
         if to the Shareholder, to the address last shown for the Shareholder in
         the  records of ADESA and (c) if to ADESA,  to the  address of its then
         principal office,  Attention:  Chairman of the Board. Such notice shall
         be deemed to be received when  delivered if delivered  personally,  the
         next  business day after receipt of electronic  sent  confirmation  (or
         other confirmation of receipt) if telecopied,  the next business day if
         sent by a national overnight  delivery service,  or three business days
         after the date mailed if sent by certified or registered mail. Whenever
         the  giving of notice is  required,  the  giving of such  notice may be
         waived in writing by the party entitled to receive such notice.

            8.3  Amendment.  This  Agreement may be altered or amended only by a
         written amendment signed by the parties hereto.

            8.4 Governing Law. This  Agreement  shall be subject to and governed
         by the  internal  laws of the  State of  Indiana,  notwithstanding  the
         choice of law rules of Indiana or any other jurisdiction.

            8.5 Parties in Interest.  This  Agreement  shall be binding upon the
         heirs, executors, administrators, successors and assigns of the parties
         hereto.  Each party does hereby  covenant and agree that his or its, as
         the case may be,

                                        5



         respective  heirs,  executors,  administrators,  successors and assigns
         will take all action and  execute  any and all  instruments,  releases,
         assignments, and consents which may reasonably be required of him or it
         in order to carry out the provisions of this Agreement.

            8.6  Counterparts.  This  Agreement may be executed in any number of
         counterparts  each of which  shall be  deemed an  original,  but all of
         which shall constitute one and the same instrument.

            8.7 Severability. To the extent that any provision of this Agreement
         shall be  determined  to be invalid or  unenforceable,  the  invalid or
         unenforceable  portion of such  provision  shall be  deleted  from this
         Agreement, and the validity and enforceability of the remainder of such
         provision and of this Agreement shall be unaffected.

            8.8  Captions.  The captions at the head of a section or a paragraph
         of this  Agreement are designed for  convenience  of reference only and
         are not to be resorted to for the purpose of interpreting any provision
         of this Agreement.

            8.9 Meanings of Pronouns;  Singular and Plural  Words.  All pronouns
         used in this  Agreement  shall be  deemed  to  refer to the  masculine,
         feminine, neuter, singular and plural, as the identity of the person to
         which or to whom  reference is made may require.  Unless the context in
         which it is used shall clearly indicate to the contrary,  words used in
         the  singular  shall  include the plural,  and words used in the plural
         shall include the singular.

            8.10  Entire  Agreement.   This  Agreement  constitutes  the  entire
         agreement between the parties with respect to the subject matter hereof
         and supersedes all prior written and oral agreements and understandings
         with respect thereto.

            8.11  Interpretation.  When a reference is made in this Agreement to
         Sections or Exhibits such reference shall be to a Section or Exhibit to
         this  Agreement   unless  otherwise   indicated.   Whenever  the  words
         "include," "includes," or "including" are used in this Agreement,  they
         shall be deemed to be followed by the words "without limitation."

            8.12 Effective Date.  This Agreement  shall become  effective at the
         Effective  Time,  as  that  term is  defined  in the  Merger  Agreement
         contemplated by the Letter of Intent.

                                        6



         IN WITNESS WHEREOF,  the parties hereto have executed this Agreement as
of the date first above written.



                                          MINNESOTA POWER & LIGHT COMPANY

                                          By  Arend J. Sandbulte
                                             ---------------------------------
                                             Its Chairman, President and CEO
                                                 -----------------------------



                                          ADESA CORPORATION

                                          By D. Michael Hockett
                                             ---------------------------------
                                             Its President
                                                 -----------------------------


                                          D. Michael Hockett
                                          ------------------------------------
                                          D. Michael Hockett


                                          Larry S. Wechter
                                          ------------------------------------
                                          Larry S. Wechter


                                          David H. Hill
                                          ------------------------------------
                                          David H. Hill


                                          Jerry Williams
                                          ------------------------------------
                                          Jerry Williams


                                          John E. Fuller
                                          ------------------------------------
                                          John E. Fuller

                                        7



                                    EXHIBIT A

                                INCENTIVE LEASES

- -      Lease and Development  Agreement by and between Auto Dealers  Exchange of
       Concord,  Inc. and Asset Holdings III, L.P., dated December 21, 1994.

- -      Lease and  Development  Agreement by and between  A.D.E.  of Knoxville,  
       Inc. and Asset Holdings III, L.P., dated November 28, 1994.

- -      Lease and Development Agreement by and between ADESA-Charlotte, Inc. and
       Asset Holdings III, L.P., dated November 28, 1994.

- -      Lease  Agreement with Option to Purchase by and between D.E.  Rhodes and
       ADESA Austin, Inc., executed on or about September 30, 1994.

- -      Lease of Commercial  Property  with Option to Purchase by and between  
       Northfield  Auto Auction  Corp.  and ADESA-Ohio, Inc., dated 
       February 28, 1994.

- -      Various  tractor and trailer leases pursuant to a Master Lease Agreement
       by and between ADESA Corporation and Banc One Leasing Corporation, dated
       November 11, 1993.


                                                                  Exhibit 10(w)
                           
                            STOCK PURCHASE AGREEMENT


         STOCK PURCHASE AGREEMENT,  made and entered into as of this 23rd day of
February,  1995, by and among ADESA  CORPORATION,  an Indiana  corporation  (the
"ADESA"), and D. MICHAEL HOCKETT ("Shareholder").

         WHEREAS,  Minnesota Power & Light Company ("MPL"),  ADESA,  Shareholder
and others have entered into a letter  agreement  dated January 5, 1995 ("Letter
of Intent")  which  contemplates,  among other things,  that a subsidiary of MPL
will be merged  with and into ADESA (the  "Merger")  pursuant to the terms of an
Agreement and Plan of Merger of even date ("Merger Agreement"),  that ADESA will
survive the Merger and that, in connection  with the Merger,  Shareholder  will,
after the Merger, continue to own 2,129,379 shares of ADESA; and

         WHEREAS,  the Letter of Intent  contemplates  that the Shareholder will
agree  to sell  his  ADESA  shares  to  ADESA  upon  his  death,  disability  or
termination of employment; and

         WHEREAS,  MPL will not  undertake  the Merger unless it is assured that
after the Merger the  Shareholder  will be obligated to sell his ADESA shares to
ADESA in said circumstances; and

         WHEREAS, to induce MPL to enter into the Merger Agreement  contemplated
by the Letter of Intent,  and thereafter to consummate  the Merger,  Shareholder
and ADESA desire to enter into this Stock Purchase Agreement, upon the terms and
conditions hereof.

         NOW,  THEREFORE,  in  consideration  of the foregoing and of the mutual
covenants and  agreements  hereinafter  set forth,  the parties  hereby agree as
follows:
                                               
         1. Definitions.  The following terms shall have the following  meanings
hereunder:
            
            1.1  "Shares"  shall mean all the  shares of capital  stock of ADESA
         owned by the Shareholder at the time of any Triggering Event.

            1.2   "Disability"   shall   mean  (a)  that  as  a  result  of  the
         Shareholder's  incapacity due to physical or mental illness,  including
         without limitation chemical dependency, the Shareholder shall have been
         absent from his full time  duties with ADESA for six months  during any
         12-month period or (b) while employed by ADESA, Shareholder is found to
         be  permanently  disabled by (i) any  insurer of ADESA  pursuant to the
         terms of any disability  insurance contract covering  Shareholder which
         is then in effect, (ii) the Social Security Administration for purposes
         of Social  Security  disability  payments,  or (iii) by any tribunal or
         court.



            1.3 "EBITDA"  shall mean the product of (a) six and (b) the trailing
         12-month after-tax earnings of ADESA and its consolidated  subsidiaries
         (calculated as if ADESA at all times owned 100% of ADESA Canada),  plus
         any  of  the   following   incurred  by  ADESA  and  its   consolidated
         subsidiaries  during said period (i) all interest expense  exclusive of
         interest expenses of Automotive  Finance  Corporation and of any dealer
         floor planning  business,  consumer  finance  business or other similar
         finance  business  conducted  by  ADESA  or  any  of  its  consolidated
         subsidiaries  , (ii) all taxes on or  measured  by  revenue  or income,
         (iii) all rental payments made under  incentive  leases of the type set
         forth on Exhibit A to this Agreement,  exclusive of operating  expenses
         associated  therewith,  (iv)  all  charges  resulting  from  push  down
         accounting,  and (v) depreciation and amortization expense.  Except for
         treating ADESA Canada as 100% owned, EBITDA and its components shall be
         calculated  by  reference  to the  books and  records  of ADESA and its
         consolidated   subsidiaries   prepared  in  accordance  with  generally
         accepted  accounting  principles  prepared on a basis  consistent  with
         prior periods.

            1.4  "Effective  Date" shall mean the Effective Time as that term is
         defined in the Merger Agreement.

            1.5  "Triggering  Event" shall mean the (a) death of the Shareholder
         at any time during or after his  employment  by ADESA,  (b)  Disability
         occurring during  Shareholder's  employment with ADESA, (c) termination
         by Shareholder  of the  Shareholder's  employment  with ADESA for "Good
         Reason"  as  defined  in  Section  5.5(a) of the  Executive  Employment
         Agreement  between ADESA and the  Shareholder,  or (d)  termination  by
         ADESA  without  "Cause" as such term is defined in Section  5.3 of said
         Executive Employment Agreement.

            1.6 "Transfer"  shall mean any sale,  assignment,  trade,  transfer,
         encumbrance,  pledge,  hypothecation,  gift or any other disposition of
         Shares  whether  voluntary or  involuntary  or by operation of law, and
         whether  testamentary or inter vivos, other than a sale of Shares under
         this  Agreement  or under that certain Put and Call  Agreement  between
         ADESA and the Shareholder of even date herewith.
          
         2. Purchase and Sale of Stock Upon Triggering Event.

            2.1  Agreement to Purchase and Sell.  After the  Effective  Date and
         upon the  occurrence  of a Triggering  Event ADESA shall  purchase from
         Shareholder, and the Shareholder shall sell to ADESA, all of the Shares
         at the purchase price specified in Section 2.2 hereof.
         
            2.2 Purchase Price. The purchase price per Share for sales occurring
         under this Section 2 shall be: (a) if the Triggering Event occurs on or
         before April 30, 1999, the

                                       2


         greater of (i) $17.00,  or (ii) EBITDA  divided by the  weighted  daily
         average number of shares of ADESA's  capital stock  outstanding  during
         the 365-day period ending on the date of the Triggering  Event, and (b)
         if the Triggering Event occurs after April 30, 1999, the greater of (i)
         EBITDA  divided  by the  weighted  daily  average  number  of shares of
         ADESA's capital stock  outstanding  during the 365-day period ending on
         the date of the Triggering  Event or (ii) the fair value of the Shares,
         without  discount for  minority  interest or lack of  marketability  as
         determined  by agreement by the parties or, if the parties do not reach
         agreement within thirty days after the Triggering Event, the fair value
         of the Shares as determined by arbitration in Indianapolis, Indiana or,
         if the parties shall agree in writing, by mediation. In determining the
         weighted  daily  average  number  of  shares  of  ADESA  capital  stock
         outstanding,  the  outstanding  shares of ADESA  capital stock shall be
         deemed  increased by the number of shares of ADESA which James  Hallett
         and/or Helene Hallett would own if their then owned ADESA Canada shares
         were  converted  into ADESA shares at a  conversion  ratio of 9.8 ADESA
         shares for each  share of ADESA  Canada  and such  increased  number of
         shares  shall be deemed  to have  been  oustanding  during  the  entire
         365-day  period  ending  on  the  date  of  the  Triggering  Event.  If
         arbitration  is  used,  the  arbitration  shall be  conducted  by three
         arbitrators; one arbitrator shall be selected by each party and the two
         arbitrators shall chose an impartial third arbitrator who shall preside
         at the  arbitration.  If either  party fails to appoint its  arbitrator
         within 10 days after being  requested to do so by the other party,  the
         latter,  after 10 days'  notice of its  intention to do so, may appoint
         the second arbitrator.  If the two arbitrators are unable to agree upon
         the third arbitrator within 10 days after their appointment,  the third
         arbitrator  shall be  selected  from a list of six  individuals  (three
         named by each  arbitrator)  by a judge of the  federal  district  court
         having jurisdiction over the geographical area in which the arbitration
         is to take place,  or if the federal  court  declines to act, the state
         court  having  general   jurisdiction  in  such  area.  Promptly  after
         appointment  of all  arbitrators,  the panel  shall meet and  determine
         timely  periods for briefs,  discovery  procedures  and  schedules  for
         hearings.  The decision of any two  arbitrators  or the  mediator  when
         rendered in writing  shall be final and binding and  judgment  upon the
         award of the arbitrators or mediator may be entered in any court having
         jurisdiction  thereof.  All costs of the arbitration or mediation shall
         be allocated by the panel or the mediator.  If arbitration is used, the
         arbitration  shall, in all other  respects,  be conducted in accordance
         with the rules and procedures of the American Arbitration Association.
            
            2.3 Closing. The closing of any purchase and sale under this Section
         2 shall occur at the offices of ADESA.  The closing  shall occur on the
         later of the 30th day after (a) the

                                      3


         Triggering  Event (or if such date is not a business  day,  on the next
         business day  thereafter),  or (b) not more than 10 business  days from
         the date the  mediator  or  arbitrators  render a decision in the event
         that  the  parties  fail  to  reach  agreement  as to fair  value  in a
         circumstance governed by Section 2.2(b).

         3.  Prohibition of Certain  Voluntary  Transfers.  From the date hereof
through and  including  April 30,  1999 the  Shareholder  shall not  voluntarily
Transfer any Shares to any person or entity without the prior written consent of
ADESA which consent may be withheld by ADESA in its sole discretion.

         4. Right of First Refusal in Favor of Corporation.

            4.1 Voluntary  Transfers After April 30, 1999. After April 30, 1999,
         the Shareholder shall not voluntarily Transfer any Shares to any person
         or entity  without  first giving ADESA 60 days'  written  notice of his
         intent to transfer  Shares  during which time  Shareholder  will, if so
         requested by ADESA,  enter into good faith negotiations with ADESA with
         respect  to  the  purchase  of  the  Shares  by  ADESA.  If  ADESA  and
         Shareholder  are unable,  within said  60-day  period,  to agree on the
         price and  terms  for the  purchase  of the  Shares  by  ADESA,  and if
         Shareholder is not then in default hereunder,  the Shareholder shall be
         entitled,  for a period of 90 days  following  the  expiration  of said
         60-day period, to Transfer the Shares to a Transferee.  If the Transfer
         of  the  Shares  has  not  closed  within  said  90-day   period,   the
         Shareholder's  right to Transfer the Shares free of the restriction set
         forth in this  Section  4.1  shall  expire  and the  Shares  shall  not
         thereafter be  Transferred  without again  complying  with this Section
         4.1.

            4.2 Involuntary  Transfers.  In the case of any involuntary Transfer
         of any of the Shares  (other  than a  Transfer  upon  death)  after the
         Effective Date as a consequence of an order in a divorce  proceeding or
         due to any other  consequences,  ADESA shall have the right to purchase
         such Shares in the manner set forth in this  Section  4.2.  Immediately
         upon  becoming  aware of an  involuntary  Transfer  of his  Shares  the
         Shareholder  shall  furnish  written  notice  to  ADESA.  For a  period
         expiring on the later of the 60th day after the Shareholder's notice or
         the first day on which ADESA becomes aware of an involuntary  Transfer,
         ADESA shall have the right to elect to purchase the Shares  acquired by
         the Transferee at the price specified in Section 2.2(a) if the Transfer
         occurs on or before April 30, 1999,  or the price  specified in Section
         2.2(b) if the Transfer occurs after April 30, 1999.  ADESA shall inform
         the  Shareholder  and the Transferee of its election by written notice.
         If ADESA  fails  to give  written  notice  to the  Shareholder  and the
         Transferee  within the  60-day  period,  ADESA  shall be deemed to have
         elected not to purchase the Shares, and the involuntary

                                      4


         transferee shall become the owner thereof, free of the restrictions set
         forth herein.

            4.3 Closing.  The closing of any purchase under this Section 4 shall
         occur at the offices of ADESA.  A closing under Section 4.1 shall occur
         on the date agreed upon by ADESA and the  Shareholder.  A closing under
         Section  4.2 shall  occur on a date  specified  by ADESA but in no case
         later  than the 61st day  after  the  later of the date on which  ADESA
         receives notice from the Shareholder of the involuntary Transfer or the
         date on which ADESA otherwise learns of the involuntary Transfer.

         5. Representations.  The Shareholder represents that (a) at the time of
closing,  all Shares sold by him hereunder  will be free and clear of all liens,
claims  and  encumbrances  of any  sort  and (b)  the  execution,  delivery  and
performance of this Agreement does not and will not breach,  violate or conflict
with any agreement  order,  judgment,  decree or law to which he is or becomes a
party or by which his property is or becomes bound.

         6. Offset of Shareholder Indebtedness.  If, at the time of the purchase
of the Shares hereunder,  the Shareholder is indebted to ADESA, ADESA shall have
the right to offset any such indebtedness,  including interest thereon,  against
the purchase price due for the Shares.

         7. Legend on Shares Certificates.
                            
            7.1 Legend on Currently Outstanding Certificates. In addition to any
         other legends  required to be placed on such  certificates,  ADESA and
         the Shareholder  agree that the following legend shall be conspicuously
         endorsed  on  each   certificate   evidencing   Shares   owned  by  the
         Shareholder:

            "The transfer of the shares  represented by this certificate is
            restricted  by, and  subject  to, the  provisions  of a certain
            Stock  Purchase  Agreement,  dated  as of  February  ___,  1995
            between the registered holder hereof and ADESA  Corporation.  A
            copy of the  Agreement  is on file  with the  secretary  of the
            Company."

         The  Secretary of ADESA shall keep a copy of this  Agreement on file in
         ADESA's principal office.

            7.2 Legend on Certificates  Issued Subsequent Hereto. A copy of this
         Agreement  shall be filed with the Secretary of ADESA.  During the term
         of this  Agreement,  a legend  reading as above shall be  conspicuously
         endorsed on each  certificate  representing  Shares hereafter issued by
         ADESA to the Shareholder.

                                      5



         8. Right to Specific Performance.  The parties agree that the remedy at
law for  failure  of any  party to  perform  would be  inadequate,  and that the
injured  party or  parties,  at his  option,  shall have the right to compel the
specific  performance  of this  Agreement in a court of competent  jurisdiction.
This  right  shall  be in  addition  to and  not in lieu  of any  additional  or
alternative  right or  remedy  which  may be  available  to a party at law or in
equity.
        
         9. Miscellaneous Provisions.

            9.1 Notices.  All notices,  requests,  and other communications from
         any of the  parties  to  another  shall  be in  writing  and  shall  be
         considered to have been duly given or served if  personally  delivered,
         telecopied,  sent by national  overnight  delivery service,  or sent by
         first class,  certified or registered mail,  return receipt  requested,
         postage prepaid,  to the party at his or its address as provided below,
         or to such  other  address  as such party may  hereafter  designate  by
         written notice to the other parties: (a) if to ADESA, to the address of
         its then principal office, Attention:  Chairman of the Board; (b) if to
         MPL, to the address of MPL noted below;  and (c) if to the Shareholder,
         to the address last shown for the  Shareholder in the records of ADESA.
         Copies of all notices shall be sent to MPL at 30 West Superior  Street,
         Duluth,  Minnesota 55822, Attention:  Chairman of the Board. Any notice
         shall be deemed to be received when delivered if delivered  personally,
         the next business day after receipt of electronic sent confirmation (or
         other confirmation of receipt) if telecopied,  the next business day if
         sent by a national overnight  delivery service,  or three business days
         after the date mailed if sent by certified or registered mail. Whenever
         the  giving of notice is  required,  the  giving of such  notice may be
         waived in writing by the party entitled to receive such notice.

            9.2 Amendment.  This Agreement may not be altered or amended without
         the prior  written  consent of MPL,  and then may be altered or amended
         only by a written  amendment  signed by the  Shareholder  and ADESA. No
         amendment which enlarges the  Shareholder's  rights  hereunder shall be
         effective  unless James P. Hallett and all the Management  Shareholders
         (as that term is  defined in the  Merger  Agreement),  if they then own
         Shares or ADESA Canada stock, shall have consented thereto in writing.

            9.3  Governing  Law.  This  Agreement  shall be  subject to and
         governed by the internal  laws of the State of Indiana  notwithstanding
         the choice of law rules of Indiana or any other jurisdiction.

            9.4 Parties in Interest.  This  Agreement  shall be binding upon the
         heirs, executors, administrators, successors

                                     6


         and assigns of the Shareholder and of ADESA.  The Shareholder and ADESA
         do hereby  covenant  and  agree  that  they,  their  heirs,  executors,
         administrators, successors and assigns will take all action and execute
         any and all instruments,  releases, assignments, and consents which may
         reasonably be required of them in order to carry out the  provisions of
         this Agreement.  It is the intention of the parties that MPL be a third
         party beneficiary of this Agreement, entitled to enforce this Agreement
         for and on behalf of ADESA.

            9.5  Counterparts.  This  Agreement may be executed in any number of
         counterparts  each of which  shall be  deemed an  original,  but all of
         which shall constitute one and the same instrument.

            9.6 Severability. To the extent that any provision of this Agreement
         shall be  determined  to be invalid or  unenforceable,  the  invalid or
         unenforceable  portion of such  provision  shall be  deleted  from this
         Agreement, and the validity and enforceability of the remainder of such
         provision and of this Agreement shall be unaffected.

            9.7  Captions.  The captions at the head of a section or a paragraph
         of this  Agreement are designed for  convenience  of reference only and
         are not to be resorted to for the purpose of interpreting any provision
         of this Agreement.

            9.8 Meanings of Pronouns;  Singular and Plural  Words.  All pronouns
         used in this  Agreement  shall be  deemed  to  refer to the  masculine,
         feminine, neuter, singular and plural, as the identity of the person to
         which or to whom  reference is made may require.  Unless the context in
         which it is used shall clearly indicate to the contrary,  words used in
         the  singular  shall  include the plural,  and words used in the plural
         shall include the singular.

            9.9  Entire  Agreement.   This  Agreement   constitutes  the  entire
         agreement between the parties with respect to the subject matter hereof
         and supersedes all prior written and oral agreements and understandings
         with respect thereto.

            9.10  No  Assignment.  Neither  this  Agreement  nor any  rights  or
         obligations  hereunder may be assigned or delegated by any party hereto
         without the written consent of the other party.

            9.11  Interpretation.  When a reference is made in this Agreement to
         Sections or Exhibits such reference shall be to a Section or Exhibit to
         this  Agreement   unless  otherwise   indicated.   Whenever  the  words
         "include," "includes," or "including" are used in this Agreement,  they
         shall be deemed to be followed by the words "without limitation."

                                        7



            9.12 Effective Date.  This Agreement  shall become  effective on the
         Effective Date.

         IN WITNESS WHEREOF,  the parties hereto have executed this Agreement as
of the date first above written.


                                        ADESA Corporation


                                        By    D. Michael Hockett
                                              --------------------------------
                                         Its  President   

       



                                        Shareholder:
                                       
                                              D. Michael Hockett
                                              --------------------------------



                                    EXHIBIT A

                                INCENTIVE LEASES


Lease and Development Agreement by and between Auto Dealers Exchange of Concord,
Inc. and Asset Holdings III, L.P., dated December 21, 1994.

Lease and  Development  Agreement by and between A.D.E.  of Knoxville,  Inc. and
Asset Holdings III, L.P., dated November 28, 1994.

Lease and Development Agreement by and between  ADESA-Charlotte,  Inc. and Asset
Holdings III, L.P., dated November 28, 1994.

Lease  Agreement  with Option to Purchase by and between  D.E.  Rhodes and ADESA
Austin, Inc., executed on or about September 30, 1994.

Lease of Commercial  Property with Option to Purchase by and between  Northfield
Auto Auction Corp. and ADESA-Ohio, Inc., dated February 28, 1994.

Various  tractor and trailer leases  pursuant to a Master Lease Agreement by and
between ADESA Corporation and Banc One Leasing  Corporation,  dated November 11,
1993.



                                                                 Exhibit 10(x)

                            STOCK PURCHASE AGREEMENT

         STOCK  PURCHASE  AGREEMENT,  made  and  entered  into as of this 23rd
day of February, 1995, by and among ADESA CORPORATION, an Indiana corporation 
(the "ADESA"), and LARRY W. WECHTER ("Shareholder").

         WHEREAS,  Minnesota Power & Light Company ("MPL"),  ADESA,  Shareholder
and others have entered into a letter  agreement  dated January 5, 1995 ("Letter
of Intent")  which  contemplates,  among other things,  that a subsidiary of MPL
will be merged  with and into ADESA (the  "Merger")  pursuant to the terms of an
Agreement and Plan of Merger of even date ("Merger Agreement"),  that ADESA will
survive the Merger and that, in connection  with the Merger,  Shareholder  will,
after the Merger, continue to own 68,388 shares of ADESA; and

         WHEREAS,  the Letter of Intent  contemplates  that the Shareholder will
agree  to sell  his  ADESA  shares  to  ADESA  upon  his  death,  disability  or
termination of employment; and

         WHEREAS,  MPL will not  undertake  the Merger unless it is assured that
after the Merger the  Shareholder  will be obligated to sell his ADESA shares to
ADESA in said circumstances; and

         WHEREAS, to induce MPL to enter into the Merger Agreement  contemplated
by the Letter of Intent,  and thereafter to consummate  the Merger,  Shareholder
and ADESA desire to enter into this Stock Purchase Agreement, upon the terms and
conditions hereof.

         NOW,  THEREFORE,  in  consideration  of the foregoing and of the mutual
covenants and  agreements  hereinafter  set forth,  the parties  hereby agree as
follows:

         1. Definitions.  The following terms shall have the following  meanings
hereunder:

            1.1  "Shares"  shall mean all the  shares of capital  stock of ADESA
         owned by the Shareholder at the time of any Triggering Event.

            1.2   "Disability"   shall   mean  (a)  that  as  a  result  of  the
         Shareholder's  incapacity due to physical or mental illness,  including
         without limitation chemical dependency, the Shareholder shall have been
         absent from his full time  duties with ADESA for six months  during any
         12-month period or (b) while employed by ADESA, Shareholder is found to
         be  permanently  disabled by (i) any  insurer of ADESA  pursuant to the
         terms of any disability  insurance contract covering  Shareholder which
         is then in effect, (ii) the Social Security Administration for purposes
         of Social  Security  disability  payments,  or (iii) by any tribunal or
         court.



            1.3 "EBITDA"  shall mean the product of (a) six and (b) the trailing
         12-month after-tax earnings of ADESA and its consolidated  subsidiaries
         (calculated as if ADESA at all times owned 100% of ADESA Canada),  plus
         any  of  the   following   incurred  by  ADESA  and  its   consolidated
         subsidiaries  during said period (i) all interest expense  exclusive of
         interest expenses of Automotive  Finance  Corporation and of any dealer
         floor planning  business,  consumer  finance  business or other similar
         finance  business  conducted  by  ADESA  or  any  of  its  consolidated
         subsidiaries, (ii) all taxes on or measured by revenue or income, (iii)
         all rental payments made under  incentive  leases of the type set forth
         on  Exhibit  A to  this  Agreement,  exclusive  of  operating  expenses
         associated  therewith,  (iv)  all  charges  resulting  from  push  down
         accounting,  and (v) depreciation and amortization expense.  Except for
         treating ADESA Canada as 100% owned, EBITDA and its components shall be
         calculated  by  reference  to the  books and  records  of ADESA and its
         consolidated   subsidiaries   prepared  in  accordance  with  generally
         accepted accounting principles prepared on a basis consistent with
         prior periods.

            1.4  "Effective  Date" shall mean the Effective Time as that term is
         defined in the Merger Agreement.

            1.5  "Triggering  Event" shall mean the (a) death of the Shareholder
         at any time during or after his  employment  by ADESA,  (b)  Disability
         occurring during  Shareholder's  employment with ADESA, (c) termination
         by Shareholder  of the  Shareholder's  employment  with ADESA for "Good
         Reason"  as  defined  in  Section  5.5(a) of the  Executive  Employment
         Agreement  between ADESA and the  Shareholder,  or (d)  termination  by
         ADESA  without  "Cause" as such term is defined in Section  5.3 of said
         Executive Employment Agreement.

            1.6 "Transfer"  shall mean any sale,  assignment,  trade,  transfer,
         encumbrance,  pledge,  hypothecation,  gift or any other disposition of
         Shares  whether  voluntary or  involuntary  or by operation of law, and
         whether  testamentary or inter vivos, other than a sale of Shares under
         this  Agreement  or under that certain Put and Call  Agreement  between
         ADESA and the Shareholder of even date herewith.

         2. Purchase and Sale of Stock Upon Triggering Event.

            2.1  Agreement to Purchase and Sell.  After the  Effective  Date and
         upon the  occurrence  of a Triggering  Event ADESA shall  purchase from
         Shareholder, and the Shareholder shall sell to ADESA, all of the Shares
         at the purchase price specified in Section 2.2 hereof.

            2.2 Purchase Price. The purchase price per Share for sales occurring
         under this Section 2 shall be: (a) if the Triggering Event occurs on or
         before April 30, 1999, the

                                       2



         greater of (i) $17.00,  or (ii) EBITDA  divided by the  weighted  daily
         average number of shares of ADESA's  capital stock  outstanding  during
         the 365-day period ending on the date of the Triggering  Event, and (b)
         if the Triggering Event occurs after April 30, 1999, the greater of (i)
         EBITDA  divided  by the  weighted  daily  average  number  of shares of
         ADESA's capital stock  outstanding  during the 365-day period ending on
         the date of the Triggering  Event or (ii) the fair value of the Shares,
         without  discount for  minority  interest or lack of  marketability  as
         determined  by agreement by the parties or, if the parties do not reach
         agreement within thirty days after the Triggering Event, the fair value
         of the Shares as determined by arbitration in Indianapolis, Indiana or,
         if the parties shall agree in writing, by mediation. In determining the
         weighted  daily  average  number  of  Shares  of  ADESA  capital  stock
         outstanding,  the  outstanding  shares of ADESA  capital stock shall be
         deemed  increased by the number of shares of ADESA which James  Hallett
         and/or Helene Hallett would own if their then owned ADESA Canada shares
         were  converted  into ADESA shares at a  conversion  ratio of 9.8 ADESA
         shares for each  share of ADESA  Canada  and such  increased  number of
         shares  shall be deemed  to have been  outstanding  during  the  entire
         365-day  period  ending  on  the  date  of  the  Triggering  Event.  If
         arbitration  is  used,  the  arbitration  shall be  conducted  by three
         arbitrators; one arbitrator shall be selected by each party and the two
         arbitrators shall chose an impartial third arbitrator who shall preside
         at the  arbitration.  If either  party fails to appoint its  arbitrator
         within 10 days after being  requested to do so by the other party,  the
         latter,  after 10 days'  notice of its  intention to do so, may appoint
         the second arbitrator.  If the two arbitrators are unable to agree upon
         the third arbitrator within 10 days after their appointment,  the third
         arbitrator  shall be  selected  from a list of six  individuals  (three
         named by each  arbitrator)  by a judge of the  federal  district  court
         having jurisdiction over the geographical area in which the arbitration
         is to take place,  or if the federal  court  declines to act, the state
         court  having  general   jurisdiction  in  such  area.  Promptly  after
         appointment  of all  arbitrators,  the panel  shall meet and  determine
         timely  periods for briefs,  discovery  procedures  and  schedules  for
         hearings.  The decision of any two  arbitrators  or the  mediator  when
         rendered in writing  shall be final and binding and  judgment  upon the
         award of the arbitrators or mediator may be entered in any court having
         jurisdiction  thereof.  All costs of the arbitration or mediation shall
         be allocated by the panel or the mediator.  If arbitration is used, the
         arbitration  shall, in all other  respects,  be conducted in accordance
         with the rules and procedures of the American Arbitration Association.

            2.3 Closing. The closing of any purchase and sale under this Section
         2 shall occur at the offices of ADESA.  The closing  shall occur on the
         later of the 30th day after (a) the

                                       3



         Triggering  Event (or if such date is not a business  day,  on the next
         business day  thereafter),  or (b) not more than 10 business  days from
         the date the  mediator  or  arbitrators  render a decision in the event
         that  the  parties  fail  to  reach  agreement  as to fair  value  in a
         circumstance governed by Section 2.2(b).

         3.  Prohibition of Certain  Voluntary  Transfers.  From the date hereof
through and  including  April 30,  1999 the  Shareholder  shall not  voluntarily
Transfer any Shares to any person or entity without the prior written consent of
ADESA which consent may be withheld by ADESA in its sole discretion.

         4. Right of First Refusal in Favor of Corporation.

            4.1 Voluntary  Transfers After April 30, 1999. After April 30, 1999,
         the Shareholder shall not voluntarily Transfer any Shares to any person
         or entity  without  first giving ADESA 60 days'  written  notice of his
         intent to transfer  Shares  during which time  Shareholder  will, if so
         requested by ADESA,  enter into good faith negotiations with ADESA with
         respect  to  the  purchase  of  the  Shares  by  ADESA.  If  ADESA  and
         Shareholder  are unable,  within said  60-day  period,  to agree on the
         price and  terms  for the  purchase  of the  Shares  by  ADESA,  and if
         Shareholder is not then in default hereunder,  the Shareholder shall be
         entitled,  for a period of 90 days  following  the  expiration  of said
         60-day period, to transfer the Shares to a Transferee.  If the Transfer
         of  the  Shares  has  not  closed  within  said  90-day   period,   the
         Shareholder's  right to transfer the Shares free of the restriction set
         forth in this  Section  4.1  shall  expire  and the  Shares  shall  not
         thereafter be Transferred without again complying with this Section 4.1

            4.2 Involuntary  Transfers.  In the case of any involuntary Transfer
         of any of the Shares  (other  than a  Transfer  upon  death)  after the
         Effective Date as a consequence of an order in a divorce  proceeding or
         due to any other  consequences,  ADESA shall have the right to purchase
         such Shares in the manner set forth in this  Section  4.2.  Immediately
         upon  becoming  aware of an  involuntary  Transfer  of his  Shares  the
         Shareholder  shall  furnish  written  notice  to  ADESA.  For a  period
         expiring on the later of the 60th day after the Shareholder's notice or
         the first day on which ADESA becomes aware of an involuntary  Transfer,
         ADESA shall have the right to elect to purchase the Shares  acquired by
         the Transferee at the price specified in Section 2.2(a) if the Transfer
         occurs on or before April 30, 1999,  or the price  specified in Section
         2.2(b) if the Transfer occurs after April 30, 1999.  ADESA shall inform
         the  Shareholder  and the Transferee of its election by written notice.
         If ADESA  fails  to give  written  notice  to the  Shareholder  and the
         Transferee  within the  60-day  period,  ADESA  shall be deemed to have
         elected not to purchase the Shares, and the involuntary

                                       4



         transferee shall become the owner thereof, free of the restrictions set
         forth herein.

            4.3 Closing.  The closing of any purchase under this Section 4 shall
         occur at the offices of ADESA.  A closing under Section 4.1 shall occur
         on the date agreed upon by ADESA and the  Shareholder.  A closing under
         Section  4.2 shall  occur on a date  specified  by ADESA but in no case
         later  than the 61st day  after  the  later of the date on which  ADESA
         receives notice from the Shareholder of the involuntary Transfer or the
         date on which ADESA otherwise learns of the involuntary Transfer.

         5. Representations.  The Shareholder represents that (a) at the time of
closing,  all Shares sold by him hereunder  will be free and clear of all liens,
claims  and  encumbrances  of any  sort  and (b)  the  execution,  delivery  and
performance of this Agreement does not and will not breach,  violate or conflict
with any agreement  order,  judgment,  decree or law to which he is or becomes a
party or by which his property is or becomes bound.

         6. Offset of Shareholder Indebtedness.  If, at the time of the purchase
of the Shares hereunder,  the Shareholder is indebted to ADESA, ADESA shall have
the right to offset any such indebtedness,  including interest thereon,  against
the purchase price due for the Shares.

         7. Legend on Shares Certificates.

            7.1 Legend on Currently Outstanding Certificates. In addition to any
         other legends required to be placed on such certificates, ADESA and the
         Shareholder  agree that the  following  legend  shall be  conspicuously
         endorsed  on  each   certificate   evidencing   Shares   owned  by  the
         Shareholder:

            "The  transfer  of the shares  represented  by this  certificate  is
            restricted  by, and subject to, the  provisions  of a certain  Stock
            Purchase  Agreement,  dated  as  of  February  ,  1995  between  the
            registered  holder  hereof  and  ADESA  Corporation.  A copy  of the
            Agreement is on file with the secretary of the Company."

         The  Secretary of ADESA shall keep a copy of this  Agreement on file in
         ADESA's principal office.

            7.2 Legend on Certificates  Issued Subsequent Hereto. A copy of this
         Agreement  shall be filed with the Secretary of ADESA.  During the term
         of this  Agreement,  a legend  reading as above shall be  conspicuously
         endorsed on each  certificate  representing  Shares hereafter issued by
         ADESA to the Shareholder.

                                       5



         8. Right to Specific Performance.  The parties agree that the remedy at
law for  failure  of any  party to  perform  would be  inadequate,  and that the
injured  party or  parties,  at his  option,  shall have the right to compel the
specific  performance  of this  Agreement in a court of competent  jurisdiction.
This  right  shall  be in  addition  to and  not in lieu  of any  additional  or
alternative right or remedy which may be available to a party at law or in
equity.

         9. Miscellaneous Provisions.

            9.1 Notices.  All notices,  requests,  and other communications from
         any of the  parties  to  another  shall  be in  writing  and  shall  be
         considered to have been duly given or served if  personally  delivered,
         telecopied,  sent by national  overnight  delivery service,  or sent by
         first class,  certified or registered mail,  return receipt  requested,
         postage prepaid,  to the party at his or its address as provided below,
         or to such  other  address  as such party may  hereafter  designate  by
         written notice to the other parties: (a) if to ADESA, to the address of
         its then principal office, Attention:  Chairman of the Board; (b) if to
         MPL, to the address of MPL noted below;  and (c) if to the Shareholder,
         to the address last shown for the  Shareholder in the records of ADESA.
         Copies of all notices shall be sent to MPL at 30 West Superior  Street,
         Duluth,  Minnesota 55822, Attention:  Chairman of the Board. Any notice
         shall be deemed to be received when delivered if delivered  personally,
         the next business day after receipt of electronic sent confirmation (or
         other confirmation of receipt) if telecopied,  the next business day if
         sent by a national overnight  delivery service,  or three business days
         after the date mailed if sent by certified or registered mail. Whenever
         the  giving of notice is  required,  the  giving of such  notice may be
         waived in writing by the party entitled to receive such notice.

                  9.2  Amendment.  This  Agreement may not be altered or amended
         without the prior  written  consent of MPL,  and then may be altered or
         amended  only by a  written  amendment  signed by the  Shareholder  and
         ADESA. No amendment which enlarges the  Shareholder's  rights hereunder
         shall be  effective  unless  James P.  Hallett  and all the  Management
         Shareholders (as that term is defined in the Merger Agreement), if they
         then own Shares or ADESA Canada stock,  shall have consented thereto in
         writing.

            9.3 Governing Law. This  Agreement  shall be subject to and governed
         by the internal laws of the State of Indiana notwithstanding the choice
         of law rules of Indiana or any other jurisdiction.

            9.4 Parties in Interest.  This  Agreement  shall be binding upon the
         heirs, executors, administrators, successors

                                       6

         and assigns of the Shareholder and of ADESA.  The Shareholder and ADESA
         do hereby  covenant  and  agree  that  they,  their  heirs,  executors,
         administrators, successors and assigns will take all action and execute
         any and all instruments,  releases, assignments, and consents which may
         reasonably be required of them in order to carry out the  provisions of
         this Agreement.  It is the intention of the parties that MPL be a third
         party beneficiary of this Agreement, entitled to enforce this Agreement
         for and on behalf of ADESA.

                  9.5 Counterparts. This Agreement may be executed in any number
         of counterparts  each of which shall be deemed an original,  but all of
         which shall constitute one and the same instrument.

                  9.6  Severability.  To the extent that any  provision  of this
         Agreement  shall be  determined  to be  invalid or  unenforceable,  the
         invalid or  unenforceable  portion of such  provision  shall be deleted
         from  this  Agreement,  and  the  validity  and  enforceability  of the
         remainder of such provision and of this Agreement shall be unaffected.

                  9.7  Captions.  The  captions  at the head of a  section  or a
         paragraph of this  Agreement are designed for  convenience of reference
         only and are not to be resorted to for the purpose of interpreting  any
         provision of this Agreement.

                  9.8  Meaning  of  Pronouns;  Singular  and Plural  Words.  All
         pronouns  used in this  Agreement  shall  be  deemed  to  refer  to the
         masculine,  feminine,  neuter,  singular and plural, as the identity of
         the person to which or to whom  reference is made may  require.  Unless
         the context in which it is used shall clearly indicate to the contrary,
         words used in the singular shall include the plural,  and words used in
         the plural shall include the singular.

                  9.9 Entire  Agreement.  This Agreement  constitutes the entire
         agreement between the parties with respect to the subject matter hereof
         and supersedes all prior written and oral agreements and understandings
         with respect thereto.

            9.10  No  Assignment.  Neither  this  Agreement  nor any  rights  or
         obligations  hereunder may be assigned or delegated by any party hereto
         without the written consent of the other party.

                  9.11  Interpretation.   When  a  reference  is  made  in  this
         Agreement to Sections or Exhibits such reference  shall be to a Section
         or Exhibit to this Agreement unless otherwise  indicated.  Whenever the
         words "include," "includes," or "including" are used in this Agreement,
         they shall be deemed to be followed by the words "without limitation."

                                       7




            9.12 Effective Date.  This Agreement  shall become  effective on the
         Effective Date.

         IN WITNESS WHEREOF,  the parties hereto have executed this Agreement as
of the date first above written.


                                  ADESA Corporation


                                  By    D. Michael Hockett
                                     --------------------------------------
                                     Its  President
                                         ----------------------------------


                                  Shareholder:

                                  L.S. Wechter
                                  -----------------------------------------

                                       8



                                    EXHIBIT A

                                INCENTIVE LEASES


- -        Lease and Development  Agreement by and between Auto Dealers  Exchange 
         of Concord,  Inc. and Asset Holdings III, L.P.,  dated December 21, 
         1994.

- -        Lease and  Development  Agreement by and between A.D.E. of Knoxville,  
         Inc. and Asset Holdings III, L.P.,  dated November 28, 1994.

- -        Lease and Development Agreement by and between  ADESA-Charlotte,  Inc.
         and Asset Holdings III, L.P., dated November 28, 1994.

- -        Lease Agreement with Option to Purchase by and between D.E. Rhodes and
         ADESA Austin, Inc., executed on or about September 30, 1994.

- -        Lease of Commercial  Property with Option to Purchase by and between  
         Northfield  Auto Auction Corp.  and  ADESA-Ohio,  Inc., dated 
         February 28, 1994.

- -        Various  tractor  and  trailer  leases  pursuant  to  a  Master  Lease
         Agreement  by and  between  ADESA  Corporation  and  Banc  One  Leasing
         Corporation, dated November 11, 1993.


                                                                  Exhibit 12


                         Minnesota Power & Light Company
             Computation of Ratios of Earnings to Fixed Charges and
              Supplemental Ratios of Earnings to Fixed Charges 

For the Year Ended --------------------------------------------------------------------- December 31, --------------------------------------------------------------------- 1991 1992 1993 1994 1995 ---------- --------- --------- --------- --------- (In thousands except ratios) Income from continuing operations $ 70,854 $ 67,821 $ 64,374 $ 59,465 $ 61,857 per consolidated statement of income Add (deduct) Current income tax expense 16,371 29,147 29,277 24,116 13,356 Deferred income tax expense (benefit) 9,734 (1,113) 1,084 (981) (11,336) Deferred investment tax credits (1,615) (1,568) (2,035) (2,478) (865) Undistributed income from less than 50% owned equity investments (4,941) (5,733) (6,009) (7,547) (9,124) Minority interest (129) 2,684 (83) (879) 260 --------- --------- --------- --------- --------- 90,274 91,238 86,608 71,696 54,148 --------- --------- --------- --------- --------- Fixed charges Interest on long-term debt 44,516 44,008 44,647 48,137 45,713 Capitalized interest -- 422 3,010 -- 1,395 Other interest charges - net 8,008 6,455 1,501 7,382 7,934 Interest component of all rentals 5,695 5,728 5,729 5,737 3,670 --------- --------- --------- --------- --------- Total fixed charges 58,219 56,613 54,887 61,256 58,712 --------- --------- --------- --------- --------- Earnings before income taxes and fixed charges (excluding capitalized interest) $ 148,493 $ 147,429 $ 138,485 $ 132,952 $ 111,465 ========= ========= ========= ========= ========= Ratio of earnings to fixed charges 2.55 2.60 2.52 2.17 1.90 ========= ========= ========= ========= ========= Earnings before income taxes and fixed charges (excluding capitalized interest) $ 148,493 $ 147,429 $ 138,485 $ 132,952 $ 111,465 Supplemental charges 16,846 16,017 15,149 14,370 13,519 --------- --------- --------- --------- --------- Earnings before income taxes and fixed and supplemental charges (excluding capitalized interest) $ 165,339 $ 163,446 $ 153,634 $ 147,322 $ 124,984 ========= ========= ========= ========= ========= Total fixed charges $ 58,219 $ 56,613 $ 54,887 $ 61,256 $ 58,712 Supplemental charges 16,846 16,017 15,149 14,370 13,519 --------- --------- --------- --------- --------- Fixed and supplemental charges $ 75,065 $ 72,630 $ 70,036 $ 75,626 $ 72,231 ========= ========= ========= ========= ========= Supplemental ratio of earnings to fixed charges 2.20 2.25 2.19 1.95 1.73 ========= ========= ========= ========= ========= - ------------------ Ratios for prior periods have been restated to reflect discontinued operations. The supplemental ratio of earnings to fixed charges includes the Company's obligation under a contract with Square Butte Electric Cooperative (Square Butte) which extends through 2007, pursuant to which the Company is purchasing 71 percent of the output of a generating unit capable of generating up to 470 megawatts. The Company is obligated to pay Square Butte all of Square Butte's leasing and operating and debt service costs, less any amount collected from the sale of power or energy to others, which shall not have been paid by Square Butte when due. See Note 12 to the Company's 1995 Consolidated Financial Statements incorporated herein by reference from the Minnesota Power 1995 Annual Report.

                                                                  Exhibit 13


Management's Discussion and Analysis of Financial Condition and Results of 
Operations

   Minnesota  Power has  operations  in four  business  segments:  (1)  electric
operations,  which include electric and gas services, and coal mining; (2) water
operations,   which  include  water  and  wastewater  services;  (3)  automobile
auctions,  which also include a finance  company and an auto transport  company;
and (4)  investments,  which  include  real estate  operations,  a 22.1%  equity
investment  in a  financial  guaranty  reinsurance  company,  and  a  securities
portfolio.
   Earnings  Per Share.  Earnings  per share of common  stock were $2.16 in 1995
compared  to $2.06  in 1994 and  $2.20  in  1993.  The most  significant  factor
contributing  to the higher earnings in 1995 was the recognition of tax benefits
associated with real estate  operations  which  contributed 52 cents to earnings
per  share.  Of the 52  cents  recognized,  5  cents  is  attributed  to  normal
operations in 1995.  Earnings in 1995 also reflect  increased  electric sales to
industrial customers and other power suppliers,  and the improved performance of
the Company's securities portfolio. Earnings in 1995 were reduced by lower water
sales in Florida and a 14 cent per share loss associated with exiting Reach All,
the  truck-mounted  lifting  equipment  business.  Automobile  auctions  did not
contribute to earnings per share for the six months ended Dec. 31, 1995.
   Major factors  contributing to 1994 earnings  include 42 cents per share from
the  sale of  certain  water  plant  assets  and 13  cents  per  share  from the
recognition  of escrow  funds  associated  with  real  estate  operations.  Poor
securities market conditions,  in addition to a 21 cent per share write-off of a
securities  investment  and  an 11  cent  per  share  loss  from  the  Company's
investment in Reach All,  lowered  earnings in 1994. In 1993 the  recognition of
unbilled revenue and increased sales to other power suppliers helped offset lost
electric revenue from the idling of one of the Company's large power customers.
   Discontinued  operations  include the paper and pulp business  which was sold
in June 1995.  The increase in income from discontinued  operations  reflect 
higher paper and pulp prices in 1995 and 1994. A worldwide  excess paper supply
depressed paper prices in 1993.

Earnings Per Share                             1995         1994          1993
- -------------------------------------------------------------------------------
Continuing Operations
    Electric Operations
        Electric                              $1.22        $1.18         $1.29
        Coal                                    .11          .11           .10
                                              -----        -----         -----
                                               1.33         1.29          1.39

    Water Operations                           (.05)         .48           .08

    Automobile Auctions                         .00            -             -

    Investments
        Portfolio and reinsurance               .47          .06           .64
        Real estate operations                  .58          .36           .24
        Other                                  (.27)        (.20)         (.08)
                                              -----        -----         -----
                                                .78          .22           .80

                                              -----        -----         -----
Total Continuing Operations                    2.06         1.99          2.27
Discontinued Operations                         .10          .07          (.07)
                                              -----        -----         -----
Total Earnings Per Share                      $2.16        $2.06         $2.20
- -------------------------------------------------------------------------------
Average Shares of Common Stock - 000s        28,483       28,239        26,987
- -------------------------------------------------------------------------------


Consolidated Financial Review
   Operating  Revenue  and Income.  Electric  operations  operating  revenue was
higher in 1995 than 1994  because  of record kWh  sales.  There  were  increased
retail sales,  higher commercial and residential  rates, and significantly  more
sales to other  power  suppliers.  1994 was lower than 1993  because the Company
recognized $5.1 million of unbilled  revenue and recovered $14.6 million more of
coal contract termination costs in 1993. Also, National, a taconite producer and
major  electric  customer of the Company,  operated all year in 1995,  only four
months in 1994 and seven  months in 1993.  The decrease in kWh sales in 1994 was
offset by $11.1 million of additional revenue from an interim rate increase.
   Water operations  operating  revenue and income was lower in 1995 compared to
1994 due to 15,000 fewer  customers  following  the December 1994 sale of Venice
Gardens' assets. The sale resulted in a $19.1 million gain in 1994. In addition,
1994  included  12 months of  increased  rates,  while 1993  included  only four
months.  Abnormally  high  rainfall in Florida and customer  water  conservation
efforts also lowered operating revenue in 1995 and 1994.
   Automobile  auctions  operating  revenue is included as of July 1, 1995,  the
purchase date of ADESA, the automobile auction business.
   Investments  operating  revenue and income in 1995 reflects  improved results
due to the  record-setting  securities  market.  1994  includes a $10.1  million
write-off of a  securities  investment.  Operating  revenue and income from real
estate  operations  was  lower  in 1995  compared  to 1994 and 1993 due to fewer
commercial land sales and Lehigh's maturing accounts  receivable  portfolio.  In
1994 Lehigh recognized $4.5 million of escrow funds.

14



   Operating  Expenses.  Fuel and purchased  power  expenses were higher in 1995
than 1994 because of a 13% increase in kWh sold.  Power purchases  increased $17
million  primarily  because of the increased  demand by industrial  customers in
Minnesota  and  also by  neighboring  utilities.  Expenses  were  lower  in 1994
compared to 1993 because the monthly  amortization of coal contract  termination
costs was completed in March 1994. 1994 expenses included  additional  purchased
power to provide  for  unscheduled  outages at  Boswell  and to meet  unexpected
demand from three taconite customers.
   Operations  expenses  were higher in 1995 than 1994 due to the  inclusion  of
ADESA,  scheduled electric  maintenance costs, and increased expenses related to
conservation improvement programs (CIP) and customer services.  Expenses in 1994
were  higher  than  1993  because  of  increased  expense  related  to  CIP  and
unscheduled outages at Boswell.
   Administrative  and general  expenses  were higher in 1995 than 1994 and 1993
due to the  addition  of ADESA and  salary  and  benefit  increases.  Salary and
benefit  increases were tempered by lower payroll costs associated with an early
retirement offering to electric utility employees that were age 53 or older with
10 or more years of service.
   Interest  expense was higher in 1995 than 1994 due to the  addition of ADESA.
Expense  was higher in 1994 than 1993  reflecting  debt  financing  for  capital
expenditures relating to water operations and more commercial paper outstanding.
   Income from equity investments was higher in 1995 compared to 1994 because of
increased  income from Capital Re. This increase was partially  offset by a $6.4
million loss associated with exiting Reach All in 1995. 1994 was lower than 1993
due to a $5.2 million loss at Reach All.
   Income tax expense in 1995  includes  the  recognition  of $18.4  million of 
tax  benefits  associated  with real estate operations.
   Income from  discontinued  operations  includes the operating results and the
$1.5 million net loss on the sale of the paper and pulp business.  Significantly
higher  paper and pulp prices  increased  earnings in 1995 and 1994  compared to
1993.  In June  1995 the  Company  sold the  paper  and pulp  business  for $118
million.


Electric Operations
     Electric operations  generate,  transmit,  distribute and sell electricity.
Minnesota Power provides electricity to 122,000 customers in northern Minnesota,
while the Company's  wholly owned  subsidiary,  Superior Water,  Light and Power
Company,  sells  electricity  to  14,000  customers  and  natural  gas to 11,000
customers,  and provides  water to 10,000  customers in northwestern  Wisconsin.
Another wholly owned  subsidiary,  BNI Coal, owns and operates a lignite mine in
North Dakota. Two electric generating cooperatives,  Minnkota Power Cooperative,
Inc. and Square Butte, consume virtually all of BNI Coal's production of lignite
coal under contracts extending to 2027.
   Electric  Retail Rates.  Effective June 1, 1995, the MPUC  authorized a final
rate increase of $19 million annually.

Summary of Changes in Electric Revenue       1995                    1994
- --------------------------------------------------------------------------------
                                        (Change from previous year in millions)
Electric sales (including demand 
and energy charges)                         $28.2                  $(12.4)
Unbilled revenue                               -                     (5.1)
Rate increases                               12.1                    11.1
Conservation improvement programs             3.0                     7.8
Fuel clause adjustments                       2.6                    (3.4)
Coal revenue                                  1.9                     2.4
Other                                        (2.7)                   (4.9)
                                            -----                  ------
                                            $45.1                  $ (4.5)
- --------------------------------------------------------------------------------

   Electric Sales. Kilowatt-hour sales reached a new record level in 1995 due to
warm summer  weather and increased  demand from large  industrial  customers and
other power suppliers.  The Company continues to explore opportunities to expand
services and  assistance  provided to its  customers  as well as increase  sales
beyond the Company's traditional service territory.
   The two major industries in Minnesota  Power's service territory are taconite
production,  and paper and wood  products  manufacturing.  These two  industries
contributed  about half of the Company's  electric  operating  revenue from 1993
through 1995.  Taconite mining customers accounted for 35% of electric operating
revenue  in 1995,  and 34% in 1994  and in 1993.  The  paper  and wood  products
industries  accounted for 12% of electric operating revenue in 1995, 13% in 1994
and 14% in 1993.
   Taconite is an important raw material for the steel industry and is made from
low iron content ore mined in northern Minnesota. Taconite processing plants use
large  quantities of electric  power to grind the ore and  concentrate  the iron
particles into taconite pellets.  Annual taconite production in Minnesota was 47
million tons in 1995  compared to 43 million tons in 1994 and 41 million tons in
1993. Minnesota's taconite production in 1996 is expected to be approximately 48
million tons. An 18% increase in kWh sold to taconite  customers  contributed to
higher electric sales in 1995.
   While  taconite  production  is expected  to continue at near record  setting
levels,  the long-term  future of this cyclical  industry is less certain.  Even
with the Company's commitment to help the taconite customers remain competitive,
it is possible that production  will decline  gradually some time after the year
2005.

                                                                             15


   Large Power  Customer  Contracts.  Electric  service  contracts with 11 large
power  industrial  customers  require  payment of minimum monthly demand charges
that cover most fixed costs  associated with having capacity  available to serve
them,  including a return on common  equity.  The demand charge is paid by these
customers even if no electrical  energy is taken.  An energy charge is also paid
to cover the variable  cost of energy  actually  used. A four-year  cancellation
notice is required  to  terminate  the  contracts.  The rates and  corresponding
revenue  associated  with capacity and energy provided under these contracts are
subject to change through the regulatory  process  governing all retail electric
rates.

Summary of Revenue and Demand Under Contract as of February 1, 1996
- --------------------------------------------------------------------------------
                          Minimum Annual Revenue             Monthly Megawatts
    1996                    $100.5 million                          619
    1997                     $90.9 million                          572
    1998                     $79.0 million                          493
    1999                     $61.8 million                          388
    2000                     $48.1 million                          309
- --------------------------------------------------------------------------------
The  Company   believes  revenue  from  these  large  power  customers  will  be
substantially in excess of the minimum contract amounts.

   These 11 large power  customers  each require 10 MW or more of power and have
contract  termination  dates ranging from April 1997 to December  2005.  Five of
these customers are taconite producers,  five are paper manufacturers and one is
a pipeline company. In addition to the minimum demand provisions,  the contracts
with the taconite  producers  require these  customers to purchase  their entire
electric service requirements from the Company. Six of the large power customers
purchase  a  combined  total  of 200 MW of  interruptible  service  pursuant  to
contract  amendments  incorporating an interruptible  rate schedule.  Under this
schedule  and pursuant to these  amendments,  the Company has the right to serve
100 MW of these customers' needs through Oct. 31, 2008, and an additional 100 MW
of these  customers'  needs through April 30, 2010. The Company has the right of
first  refusal to serve an  additional  200 MW during  these  same time  periods
following  the  termination  of any of  these  contracts.  In  total  these  six
customers will save about $12 million annually in reduced demand charges. These
savings are partially offset by the cost of  interruptible  energy being higher
than the cost of firm  energy.  The  Company is able to market the 200 MW of 
capacity to other power suppliers.
   Fuel. The cost of coal is the Company's  largest single operating  expense in
generating electricity. Coal consumption at the Company's generating stations in
1995 was 3.6  million  tons.  Minnesota  Power  currently  has two  coal  supply
agreements  in place with  Montana  suppliers  which  terminate  in May 1997 and
December 2000. Under these agreements the Company has the tonnage flexibility to
procure  between 55% and 100% of its total coal  requirements.  The Company will
use  this  flexibility  to  purchase  coal  under  spot-market  agreements  when
favorable  market  conditions  exist.  The Company  continues to explore  future
supply options and believes that adequate supplies of low-sulfur, sub-bituminous
coal will be  available.  The Company has  contracts  with  Burlington  Northern
Railroad to deliver  coal from Montana and Wyoming to the  Company's  generating
facilities in Minnesota through December 2003.
   Purchased  Power  Contract.  Under an agreement  extending  through 2007 with
Square  Butte,  Minnesota  Power  purchases  71% (about 320 MW during the summer
months  and 333 MW during  the  winter  months)  of the  output of a  mine-mouth
generating unit located near Center,  North Dakota. The Square Butte unit is one
of two  lignite-fired  units at  Minnkota  Power  Cooperative's  Milton R. Young
Generating Station.
   Square Butte has the option,  upon five years advance  notice,  to reduce the
Company's  share of the unit's  output to 49%.  Minnesota  Power has the option,
though  not the  obligation,  to  continue  to  purchase  49% of the  output  at
market-based  prices  after  2007  to  the  end of the  plant's  economic  life.
Minnesota  Power must pay any Square Butte costs and expenses that have not been
paid by Square Butte when due, regardless of whether or not the Company received
any power from that unit.
   Early  Retirement Plan. In 1995 an early retirement offer was accepted by 178
of the 215 eligible electric utility employees,  representing a 12% reduction of
the electric operations  workforce.  A cost of approximately $15 million will be
amortized over 3 years consistent with regulatory precedent. The plan was funded
through excess pension plan assets.  The early  retirement  offer is part of
the Company's ongoing efforts to control costs and maintain low electric rates.
   Competition.  The competitive  landscape of the electric  utility industry is
changing at both the  wholesale and retail levels, and is affecting the way the
Company strategically views the future.
   Wholesale.  In 1995 the FERC issued a Notice of Proposed Rulemaking (NOPR) on
Open Access  Non-Discriminatory  Transmission  Services by Public  Utilities and
Transmitting  Utilities and a supplemental  NOPR on Recovery of Stranded  Costs.
The purpose of the proposed rules is to facilitate  wholesale power competition,
remove undue  discrimination  in electric  transmission  and set  standards  for
recovery of stranded costs through  FERC-approved  rates for wholesale  service.
These final FERC rules are expected to be published by mid-1996.

16

   Regional.  The  Company  is a member of the  Mid-Continent  Area  Power  Pool
(MAPP). The MAPP power pool enhances electric service reliability,  and provides
the opportunity for members to enter into various  wholesale power  transactions
and coordinate planning of new generation and transmission facilities.  The MAPP
membership  is in the  process  of  reorganizing  to  establish  (1) a  regional
transmission group to provide comparable and efficient transmission service on a
regional  basis,  coordinate  regional  transmission  planning  and  to  resolve
transmission  service  disputes;  (2) a power and energy market for market-based
wholesale  transactions  among  interested  participants;  and (3) a  generation
reserve sharing pool to maintain and share  generation  reserves for purposes of
further  efficiencies.  The reorganization  must be approved by MAPP and will be
subject to FERC approval.
   Retail.  In 1995 the MPUC  initiated an  investigation  into  structural  and
regulatory  issues  in the  electric  utility  industry.  To make  certain  that
delivery  of  electric   service   continues  to  be  efficient   following  any
restructuring,  the MPUC adopted 15 principles to guide a deliberate and orderly
approach to developing  reasonable  restructuring  alternatives  that ensure the
fairness of a  competitive  market and protect the public  interest.  In January
1996  the  MPUC  established  a  competition  working  group  in  which  company
representatives   will  participate  to  initially  address  issues  related  to
wholesale  competition and then to consider retail  competition issues including
rate flexibility, innovative regulation, unbundling, safety and reliability.
   Customers.  Minnesota Power  anticipates  that its large power customers will
continue to aggressively  seek lower energy costs through  negotiations with the
Company and  consideration of alternative  suppliers.  With electric rates among
the lowest in the United States and with its long-term wholesale and large power
contracts in place,  Minnesota  Power believes it is well  positioned to address
competitive pressures. The Company remains opposed to retail wheeling because it
would benefit only a few large customers while potentially  adversely  impacting
smaller customers' rates and shareholder returns.
   Conservation.  Minnesota  requires electric utilities to spend 1.5% of annual
electric revenue on conservation improvement programs (CIP) each year. State law
allows utilities to recover  state-approved CIP costs through a customer billing
mechanism.  Since  January  1994 the  Company  has been  recovering  ongoing CIP
spending and $8.2 million of CIP spending from previous years. A billing 
adjustment and retail  base rates  allow the  Company to  recover both costs of
energy-saving programs and "lost margins" associated with power saved as a
result of such programs.
   The  Company's  largest  conservation  programs  are targeted at taconite and
paper  customers to promote  their  efficient  use of energy.  CIP also provides
demand-side  management  grants on a competitive  basis to commercial  and small
industrial  customers,  low-cost  financing for energy-saving  investments,  and
promotes energy conservation for all residential and commercial customers. SWL&P
also offers  electric and gas  conservation  programs to qualified  customers as
approved by the Public Service Commission of Wisconsin.
   Clean Air Act. While many utilities and their  customers will face high costs
to comply  with  clean-air  legislation,  the  Company  expects  to meet  future
requirements  without  major  spending.  By  burning  low-sulfur  fuels in units
equipped with pollution  control  equipment,  the Company's power plants already
operate at or near the sulfur dioxide  emission  limits set for the year 2000 by
the Federal  Clean Air Act Amendment of 1990.  To meet newly  proposed  nitrogen
oxide  emission  limits for 2000,  the  Company  expects  to install  new burner
technology that is currently  estimated to cost $9 to $11 million in total,  for
Boswell and Laskin.  No limits have been proposed for Hibbard.  Total  clean-air
compliance  costs cannot be accurately  estimated  yet, as  regulations  are not
final.
   1995 to 1994 Comparison.  1995 was an excellent year for electric operations.
The  Company  set new  records  for  electric  sales,  revenue  and  generation.
Operating revenue from electric  operations was higher in 1995 compared to 1994,
due to a 13% increase in total kWh sales, increased retail rates in effect since
June 1, 1995,  and  collection  of CIP  expenditures.  Warm  summer  weather and
increased  demand from large  industrial  customers  and other  power  suppliers
significantly  increased sales over 1994. Electric operations earned a return of
13.3% on average  common  equity  invested  in electric  utility  plant in 1995,
compared with 12.8% in 1994.
   1994 to 1993 Comparison.  Total electric sales increased 4% primarily because
of increased sales to large industrial customers,  wholesale customers and other
power suppliers.  Operating  revenue included $11.1 million from interim rates
collected after  March 1,  1994,  and $7.8 million  from the  recovery  of CIP 
expenses  in 1994. Operating  revenue was $12.4  million  lower in 1994  because
of reduced  demand revenue from National and lower rates associated with 
interruptible service. The Company also  completed  recovery of the remaining 
$3.9 million of coal contract buyout costs in March 1994, whereas 1993 included
$18.5 million, a full year recovery. Additionally  the  unbilled  revenue  
adjustment  added $5.1 million to revenue in 1993. Electric  operations  earned 
a return of 12.8% on average common equity invested in electric utility plant
in 1994, compared with 12.4% in 1993.

                                                                             17

Water Operations
   Water  operations  include  SSU and  Heater.  SSU  provides  water to 117,000
customers  and  wastewater  treatment  services to 53,000  customers in Florida.
Heater provides water to 26,000 customers and wastewater  treatment  services to
3,000 customers in North Carolina and South Carolina.
   Water and Wastewater Rates. Responding to a Florida Supreme Court decision
addressing the issue of retroactive ratemaking with respect to another company,
on March 5, 1996, the FPSC voted to reconsider an October 1995 order (Refund
Order) which would have required SSU to refund about $10 million, including
interest, to customers who paid more since October 1993 under uniform rates than
they would have paid under stand-alone rates. Under the Refund Order, the 
collection of the $10 million from customers who paid less under uniform rates 
would not be permitted. The Refund Order was in response to the Florida First 
District Court of Appeals reversal in April 1995 of the 1993 FPSC order which
approved uniform rates for most of SSU's service areas in Florida. With "uniform
rates," all customers in the uniform rate areas pay the same rates for water and
wastewater services. Uniform rates are an alternative to "stand-alone" rates
which are calculated based on the cost of serving each service area. The FPSC
will reconsider the Refund Order at an undetermined date. The Company continues
to believe that it would be improper for the FPSC to order a refund to one group
of customers without permitting recovery of a similar amount from the remaining
customers since the First District Court of Appeals affirmed the Company's total
revenue requirement for operations in Florida. No provision for refund has been
recorded.
   In June 1995 SSU filed a request with the FPSC for an $18.1 million annual
increase in water and  wastewater  treatment  rates.  On Nov. 1, 1995,  the FPSC
denied the Company's  original $12 million interim rate request for two reasons:
(1) it was based on uniform  rates which were  deemed  improper by a court order
subsequent  to the  Company's  original  filing,  and (2) the  FPSC  had not yet
formulated  a policy on allowable  investments  and expenses to be included in a
forward-looking  interim test year. The Company submitted additional information
to support interim rate approval of $12 million based on a forward-looking  test
year and $8.4 million based on a historical test year. On Jan. 4, 1996, the FPSC
permitted  the  Company  to  implement  an  interim  rate  increase  (based on a
historical  test year) of $7.9  million,  on an annualized  basis,  over revenue
previously  collected  under a uniform rate  structure.  Interim rates went into
effect on Jan. 23, 1996.  Final rates are anticipated to become effective in the
fourth quarter of 1996.
   Florida law permits  water and  wastewater  utilities to make an annual index
filing to recover  inflationary  increases in system  operations and maintenance
expenses,  thus  delaying  or  avoiding  the costs of full  rate  case  filings.
Similarly,  another  Florida law allows water and  wastewater  utilities to file
annually to recover increased purchased water and wastewater treatment costs and
property tax  increases.  Since 1993 the Company was allowed $2.9 million of the
$3 million requested in annual rate increases under these laws.

Summary of Changes in Water Revenue and Income           1995              1994
- --------------------------------------------------------------------------------
                                                         (Change from previous 
                                                           year in millions)
Water sales                                            $ (1.9)            $ 1.4
Wastewater treatment services                            (2.0)              2.6
Rate increases                                            1.2               1.6
Gain on sale of water assets                            (19.1)             19.1
Other                                                       -               1.1
                                                       ------             -----
                                                       $(21.8)            $25.8
- --------------------------------------------------------------------------------

   Competition.  The responsibility of providing the fast growing populations of
Florida,  North  Carolina and South  Carolina  with an adequate  supply of clean
water  requires the constant  attention  and  foresight of the  Company's  water
operations.
   The regulated water and wastewater services industry is experiencing a series
of transformations  including privatization,  consolidation and regionalization.
These new trends are a direct result of expanded  environmental  regulation  and
increasingly limited water supply and wastewater disposal options. Consequently,
growth in the  industry  will be  realized  by those who make  adequate  capital
investment to achieve these  transformations.  Since economic regulation has not
kept pace with the investment  demands placed on private  utilities,  regulatory
lag has delayed the recovery of private utilities' service costs.
   Historically,  competition  and  change  have been  minimal in the water and
wastewater industry.  During the next five years,  however, the Company believes
that the  water  and  wastewater  industry  will  become  more  competitive  and
innovation-driven.  The Company is focused on the  application  of technology to
reduce  costs and  increase  efficiency,  objectives  that are  critical  in the
competitive pursuit of regulated, as well as unregulated, markets.
   1995 and 1994 Comparison.  Operating revenue and income from water operations
fell 24% in 1995  compared to 1994.  The decrease is  attributed to 15,000 fewer
customers  following  the sale of Venice  Gardens'  assets in December  1994 and
lower  water   consumption   due  to  abnormally   high  rainfall  and  customer
conservation  efforts.  The sale of Venice  Gardens'  assets  contributed  $19.1
million to water operations in 1994.  Customers lost in the Venice Gardens' sale
were replaced in December  1995 when the Company  purchased the assets of Orange
Osceola Utilities, Inc. for $13 million. This purchase added 17,000 customers to
the Company's Florida customer base.
   1994 and 1993 Comparison.  Operating revenue and income from water operations
increased 39% in 1994 compared to 1993 due to the $19.1 million gain  associated
with the December  1994 sale of Venice  Gardens'  assets.  1994 also included 12
months of increased rates, while 1993 included only four months. Abnormally high
rainfall in Florida and customer water conservation efforts offset the new rates
in 1994.

18

Automobile Auctions
   Minnesota Power has an 83% ownership interest in ADESA,  the third largest  
automobile auction  business in the United States.  ADESA,  headquartered  in 
Indianapolis, Indiana,  owns and  operates 19  automobile  auctions  in the 
United  States and Canada, through  which  used  cars and  other  vehicles  are 
sold to  franchised automobile dealers and licensed used car dealers.  Two 
wholly owned subsidiaries of ADESA, Automotive Finance Corporation (AFC) and 
ADESA Auto Transport, perform related services.  Sellers at ADESA's auctions 
include domestic and foreign auto manufacturers, car dealers, fleet/lease 
companies, banks and finance companies.
   The Company  acquired 80% of ADESA on July 1, 1995, for $167 million in cash.
Proceeds  from the sale of the paper and pulp  business  combined  with proceeds
from the sale of  securities  investments  were used to fund  this  acquisition.
Acquired  goodwill and other intangible  assets associated with this acquisition
are being  amortized  on a straight  line basis over  periods not  exceeding  40
years. In January 1996 the Company provided an additional $15 million of capital
in exchange for  1,982,346  original  issue  common stock shares of ADESA.  This
capital contribution increased the Company's ownership interest in ADESA to 83%.
Put and call agreements with ADESA's four top managers  provide ADESA management
the right to sell to Minnesota Power, and Minnesota Power the right to purchase,
ADESA  management's  17% retained  ownership  interest in ADESA,  in  increments
during the years  1997,  1998 and 1999,  at a price  based on ADESA's  financial
performance.
   For the six months ended Dec. 31, 1995,  operating  revenue was $61.3 million
with no net income  contribution.  Financial  results are  attributed to auction
cancellations  because of severe weather conditions in the eastern United States
in December 1995, as well as start-up costs  associated with major  construction
projects.  First quarter 1996 financial  results will also be affected by severe
weather which continued in January 1996.
   Competition.  Within the automobile  auction  industry,  ADESA's  competition
includes  independently  owned auctions as well as major chains and associations
with auctions in  geographic  proximity to those of ADESA.  ADESA  competes with
other auctions for dealers,  financial institutions and other sellers to provide
automobiles  for  auction  at  consignment  sales  and for the  supply of rental
repurchase  vehicles from the  automobile  manufacturers  for auction at factory
sales.  The  automobile  manufacturers  often  choose  between  auctions  across
multi-state areas in distributing rental repurchase vehicles. ADESA competes for
sellers of  automobiles  by  attempting  to attract a large number of dealers to
purchase vehicles,  which ensures  competitive prices and supports the volume of
vehicles  auctioned,  and  by  providing  a full  range  of  services  including
floorplan  financing,  reconditioning  services  which prepare  automobiles  for
auction,  transporting  automobiles  to auction  and the prompt  handling of the
paperwork necessary to complete the sales.
   Auto auction  sales for the industry are predicted to rise at a rate of 6% to
8% annually.  ADESA expects to  participate  in this  industry's  growth through
acquisitions,  greenfield  start-ups and expanded  services.  In September  1995
ADESA  opened  the  world's  largest  indoor  automobile   auction  facility  in
Framingham,  Massachusetts.  Expansion  projects  at  Manville,  New  Jersey and
Jacksonville,  Florida and a  relocation  project in  Indianapolis,  Indiana are
nearing completion. These projects are expected to begin operations in the first
quarter of 1996.

Investments
   Investments include an 80% interest in Lehigh, a Florida real estate company,
a 22.1%  equity  investment  in Capital  Re, a  financial  guaranty  reinsurance
company,  and a portfolio  of  securities  managed by  Minnesota  Power which is
intended  to provide  funds for  reinvestment  and  business  acquisitions.  The
Company  ceased  operations at Reach All, the  truck-mounted  lifting  equipment
business, and sold its assets in 1995.
   Portfolio. The performance of the securities portfolio improved significantly
over 1994 earning an after-tax  return of 8.7% in 1995  compared to 1.7% in 1994
and 7.4% in 1993.  Securities  investments  totaling  $60  million  were sold to
partially fund the purchase of ADESA.  Poor market  conditions and the write-off
of a $10.1 securities  investment lowered earnings in 1994 compared to 1993. The
Company  plans to continue to  concentrate  in market  neutral  strategies  that
provide stable and acceptable  returns  without  sacrificing  needed  liquidity.
Returns will continue to be partially dependent upon general market yields.
   Reinsurance.  The Company's equity investment in Capital Re continues to be a
major  contributor to earnings.  In 1995 Capital Re contributed  $8.2 million to
earnings  compared  to $7 million in 1994 and $5.7  million in 1993.  Capital Re
earned  after-tax  returns  of 10.1% in 1995,  10.5% in 1994 and  10.1% in 1993.
Capital Re is the parent company of a group of specialty reinsurance companies.
   Real Estate Operations. Income from real estate operations was higher in 1995
than 1994 primarily due to the recognition of $18.4 million of tax benefits.  In
March  1995,  based on the  results of a project  which  analyzed  the  economic
feasibility of realizing future tax benefits available to the Company, the board
of directors of Lehigh  directed the management of Lehigh to dispose of Lehigh's
assets  in a  manner  that  would  maximize  utilization  of tax  benefits.  The
Company's portion of the tax benefits  reflected in net income is $14.7 million.
This tax  benefit  was  partially  offset  by fewer  commercial  land  sales and
Lehigh's maturing accounts  receivable  portfolio.  Earnings were higher in 1994
compared to 1993  because  the  recognition  of escrow  funds  contributed  $3.6
million in 1994.
   Lehigh currently owns 4,000 acres of land and  approximately  8,000 homesites
near Fort Myers,  Florida and 1,250  homesites in Citrus  County,  Florida. The
real estate strategy is to acquire large residential community properties at low
cost, adding value, and selling them at going market prices.
   Other.  Included  are the  financial  results  for Reach All and  charges for
general  corporate  expenses.  In 1995 Reach  All's  operating  assets were sold
resulting  in a 14 cent per share loss  compared to an 11 cent per share loss in
1994.  Pre-tax losses from Reach All were $6.4 million in 1995,  $5.2 million in
1994 and $764,000 in 1993.

                                                                             19 

Liquidity and Capital Resources
   As  detailed in the  consolidated  statement  of cash flows,  cash flows from
operating  activities  were  affected by a number of factors  representative  of
normal operations.  Automobile auction operations are included since the July 1,
1995, acquisition of ADESA.
   Cash from investing  activities  included proceeds from the sale of the paper
and pulp  business  and  proceeds  from the sale of a portion of the  securities
portfolio that was used to fund the purchase of ADESA.
   Working  capital,  if and when  needed,  generally is provided by the sale of
commercial  paper.  In addition,  securities  investments  can be  liquidated to
provide funds for  reinvestment  in existing  businesses or  acquisition  of new
businesses,  and approximately 700,000 original issue shares of common stock are
available  for  issuance  through the DRIP.  Minnesota  Power's $77 million bank
lines of credit provide  liquidity for the Company's  commercial  paper program.
The amount and timing of future sales of the  Company's  securities  will depend
upon market  conditions and the specific  needs of the Company.  The Company may
from time to time sell securities to meet capital  requirements,  to provide for
the early  redemption of issues of long-term  debt and/or  preferred  stock,  to
reduce short-term debt and for other corporate purposes.
   A substantial amount of ADESA's working capital is generated  internally from
payments made by vehicle purchasers. However, ADESA utilizes an $18 million line
of credit to meet  short-term  working  capital  requirements  arising  from the
timing of payment  obligations to vehicle sellers and the  availability of funds
from vehicle purchasers. During the sales process, ADESA does not typically take
title to vehicles.
   AFC  also  offers  short-term  on-site  financing  for  dealers  to  purchase
automobiles   at  auctions  in  exchange  for  a  security   interest  in  those
automobiles.  The  financing  is  provided  through  the earlier of the date the
dealer sells the  automobile  or a general  borrowing  term of 30-60 days.  As a
result,  AFC has a $40 million  revolving line of credit to meet its operational
requirements.
   In January  1996  SSU issued $35.1  million of 6.5%  Industrial  Development
Refunding  Revenue Bonds Series 1996 due Oct. 1, 2025. The proceeds were used to
refund  existing  industrial  development  revenue bonds totaling $33.8 million.
Also in January  1996  the Company  contributed  an  additional  $15 million of
equity to ADESA in exchange for 1,982,346  shares of ADESA original issue common
stock. As a result, the Company's  ownership interest increased from 80% to 83%.
Funds from the issuance of commercial paper were used to purchase the additional
shares. ADESA expects to use the funds to pay for capital expansion projects.
   Minnesota Power's electric utility first mortgage bonds and secured pollution
control bonds are currently rated the following investment grades: Baa1 by
Moody's Investor Services and BBB+ by Standard and Poor's.  The
disclosure of these  security  ratings is not a  recommendation  to buy, sell or
hold the Company's securities.
   In 1995 the Company paid out 94% of its per-share earnings in dividends. Over
the longer term,  Minnesota  Power's goal is to reduce dividend payout to 75% to
80% of earnings.  This is expected to be  accomplished  by  increasing  earnings
rather than reducing dividends.
   Capital Requirements.  Consolidated capital expenditures in 1995 totaled $115
million.  These expenditures  included $38 million for electric  operations,  of
which $7 million was for coal  operations,  $34 million for water operations and
$43 million for automobile  auction site relocation and development.  Internally
generated  funds and  long-term  bank  financing  was used to fund these capital
expenditures.
   Capital  expenditures  are expected to be $93 million in 1996 and total about
$325 million for 1997 through 2000.  The 1996 amount  includes $34 million for
routine  electric capital  expenditures,  $25 million for upgrades,  water reuse
projects and new water  facilities,  $28 million for automobile  auction site
relocation and development, and $6 million for coal mining  equipment  and other
capital  expenditures.  The Company expects to use internally generated funds, 
long-term bank financing and original issue equity securities to fund these 
capital expenditures.
   No new power plants or major  changes to existing  plants are expected in the
1996-2010  period.  Future water utility capital  expenditures  include facility
upgrades to meet environmental  standards and new water and wastewater treatment
facilities to accommodate  customer growth.  Capital expenditures for automobile
auctions will continue to be for auction site relocation and development.
   New Accounting Standards. In March 1995 the FASB issued SFAS 121, "Accounting
for the Impairment of Long-Lived Assets and for Long-Lived Assets to Be Disposed
Of," effective for fiscal years beginning after Dec. 15, 1995. SFAS 121 requires
that long-lived assets and intangible assets be reviewed for impairment whenever
circumstances  indicate  that  the  carrying  amount  of an  asset  may  not  be
recoverable. SFAS 121 also requires that a utility's deferred regulatory charges
must be  probable  of  recovery  in future  rates.  The  adoption of SFAS 121 is
expected to be  immaterial to the  Company's  financial  position and results of
operations.
   In  October  1995 the FASB  issued  SFAS  123,  "Accounting  for  Stock-Based
Compensation,"  effective for fiscal years  beginning  after Dec. 15, 1995. SFAS
123 requires companies to either record or disclose pro forma information on the
fair value of certain stock-based employee  compensation  programs.  In 1996 the
Company  anticipates  offering  stock  options  to  certain  employees  and,  in
accordance with SFAS 123, will be required either to record compensation expense
for stock options based on their fair values or provide pro forma disclosures of
net income and earnings per share reflecting this information. The Company plans
to account for its stock-based employee compensation programs in accordance with
APB 25,  "Accounting  for Stock Issued to  Employees," and will provide the pro
forma disclosures required by SFAS 123, if material.

20

Reports

Independent Accountant

To the Shareholders and
Board of Directors of Minnesota Power                                      Logo

   In our opinion,  based upon our audits and the report of other auditors,  the
accompanying  consolidated balance sheet and the related consolidated statements
of income,  of  retained  earnings  and of cash  flows  present  fairly,  in all
material   respects,   the  financial   position  of  Minnesota  Power  and  its
subsidiaries at December 31, 1995 and 1994, and the results of their  operations
and their cash flows for each of the three  years in the period  ended  December
31, 1995, in conformity with generally  accepted  accounting  principles.  These
financial  statements are the  responsibility of the Company's  management;  our
responsibility  is to express an opinion on these financial  statements based on
our audits. We did not audit the financial  statements of ADESA Corporation,  an
80% owned  subsidiary  acquired  July 1, 1995,  which  statements  reflect total
assets of  $355,819,000  at December 31, 1995 and total  revenues of $60,641,000
for the six month period ended December 31, 1995.  Those statements were audited
by other auditors whose report thereon has been furnished to us, and our opinion
expressed  herein,  insofar  as it  relates to the  amounts  included  for ADESA
Corporation,  is based solely on the report of the other auditors.  We conducted
our audits of these  statements in accordance with generally  accepted  auditing
standards which require that we plan and perform the audit to obtain  reasonable
assurance   about  whether  the  financial   statements  are  free  of  material
misstatement.  An audit includes examining, on a test basis, evidence supporting
the  amounts  and  disclosures  in  the  financial  statements,   assessing  the
accounting  principles  used and significant  estimates made by management,  and
evaluating the overall  financial  statement  presentation.  We believe that our
audits  and the  report of other  auditors  provide a  reasonable  basis for the
opinion expressed above.

Price Waterhouse LLP

Minneapolis, Minnesota
January 22, 1996


Management

   The consolidated  financial  statements and other financial  information were
prepared  by  management,   which  is  responsible   for  their   integrity  and
objectivity.  The financial  statements  have been  prepared in conformity  with
generally accepted  accounting  principles as applied to regulated utilities and
necessarily  include some amounts that are based on informed  judgments and best
estimates of management.
   To  meet  its  responsibilities   with  respect  to  financial   information,
management  maintains  and  enforces a system of  internal  accounting  controls
designed to provide assurance,  on a cost effective basis, that transactions are
carried out in accordance with management's  authorizations  and that assets are
safeguarded  against  loss from  unauthorized  use or  disposition.  The  system
includes an organizational  structure which provides an appropriate  segregation
of  responsibilities,  careful  selection  and  training of  personnel,  written
policies and procedures,  and periodic reviews by the internal audit department.
In addition,  the Company has a personnel policy which requires all employees to
maintain a high standard of ethical conduct.  Management  believes the system is
effective and provides  reasonable  assurance that all transactions are properly
recorded and have been executed in accordance with  management's  authorization.
Management  modifies and improves its system of internal  accounting controls in
response to changes in business  conditions.  The Company's internal audit staff
is charged  with the  responsibility  for  determining  compliance  with Company
procedures.
   Five directors of the Company, not members of management,  serve as the Audit
Committee.  The  Board of  Directors,  through  its  Audit  Committee,  oversees
management's responsibilities for financial reporting. The Audit Committee meets
regularly with management, the internal auditors and the independent accountants
to discuss  auditing and  financial  matters and to assure that each is carrying
out its responsibilities.  The internal auditors and the independent accountants
have full and free access to the Audit Committee without management present.
   Price  Waterhouse  LLP and Ernst & Young LLP,  independent  accountants,  are
engaged to express an opinion  on the  financial  statements.  Their  audits are
conducted in accordance with generally accepted auditing standards and include a
review of internal  controls and test  transactions  to the extent  necessary to
allow them to report on the  fairness of the  operating  results  and  financial
condition of the Company.


Arend J. Sandbulte             Edwin L. Russell              David G. Gartzke

Arend J. Sandbulte             Edwin L. Russell              David G. Gartzke
Chairman                       President and Chief           Chief Financial
                               Executive Officer             Officer 
 
                                                                             21

                        Consolidated Financial Statements

Minnesota Power Consolidated Balance Sheet

December 31                                               1995           1994
- -------------------------------------------------------------------------------
                                                              In thousands
Assets
Plant and Other Assets
     Electric operations                              $  786,159     $  789,789
     Water operations                                    337,500        295,451
     Automobile auctions                                 123,632              -
     Investments                                         201,360        355,263
                                                      ----------     ----------
         Total plant and other assets                  1,448,651      1,440,503
                                                      ----------     ----------
Current Assets
     Cash and cash equivalents                            31,577         27,001
     Trading securities                                   40,007         74,046
     Trade accounts receivable (less reserve of 
     $3,325 and $1,041)                                  128,072         51,105
     Notes and other accounts receivable                  12,220         61,654
     Fuel, material and supplies                          26,383         26,405
     Prepayments and other                                13,706         25,927
                                                      ----------     ----------
         Total current assets                            251,965        266,138
                                                      ----------     ----------
Deferred Charges
     Regulatory                                           88,631         74,919
     Other                                                25,037         24,353
                                                      ----------     ----------
         Total deferred charges                          113,668         99,272
                                                      ----------     ----------
Intangible Assets
     Goodwill                                            120,245          1,885
     Other                                                13,096              -
                                                      ----------     ----------
         Total intangible assets                         133,341          1,885
                                                      ----------     ----------
Total Assets                                          $1,947,625     $1,807,798
                                                      ----------     ----------
Capitalization and Liabilities
Capitalization
     Common stock, without par value, 
     65,000,000 shares authorized;
       31,467,650 and 31,246,557 shares
       outstanding                                    $  377,684     $  371,178
     Unearned ESOP shares                                (72,882)       (76,727)
     Net unrealized gain (loss) on securities 
     investments                                           3,206         (5,410)
     Cumulative translation adjustment                      (177)             -
     Retained earnings                                   276,241        272,646
                                                      ----------     ----------
         Total common stock equity                       584,072        561,687
     Cumulative preferred stock                           28,547         28,547
     Redeemable serial preferred stock                    20,000         20,000
     Long-term debt                                      639,548        601,317
                                                      ----------     ----------
         Total capitalization                          1,272,167      1,211,551
                                                      ----------     ----------
Current Liabilities
     Accounts payable                                     68,083         36,792
     Accrued taxes                                        40,999         41,133
     Accrued interest and dividends                       14,471         14,157
     Notes payable                                        96,218         54,098
     Long-term debt due within one year                    9,743         12,814
     Other                                                27,292         23,799
                                                      ----------     ----------
         Total current liabilities                       256,806        182,793
                                                      ----------     ----------
Deferred Credits
     Accumulated deferred income taxes                   164,737        192,441
     Contributions in aid of construction                 98,167         87,036
     Regulatory                                           57,950         55,996
     Other                                                97,798         77,981
                                                      ----------     ----------
        Total deferred credits                           418,652        413,454
                                                      ----------     ----------
Commitments and Contingencies                         ----------     ----------
Total Capitalization and Liabilities                  $1,947,625     $1,807,798
- --------------------------------------------------------------------------------
                The accompanying notes are an integral part of these statements.

22



Consolidated Statement of Income
For the year ended December 31 1995 1994 1993 - ---------------------------------------------------------------------------------------------- In thousands except per share amounts Operating Revenue and Income Electric operations $ 498,352 $ 453,287 $ 457,719 Water operations 69,379 91,224 65,463 Automobile auctions 61,254 - - Investments 43,932 37,656 59,313 --------- --------- --------- Total operating revenue and income 672,917 582,167 582,495 --------- --------- --------- Operating Expenses Fuel and purchased power 176,960 157,687 170,277 Operations 286,204 232,280 218,890 Administrative and general 102,896 68,300 64,879 Interest expense 48,041 46,750 41,544 --------- --------- --------- Total operating expenses 614,101 505,017 495,590 --------- --------- --------- Income from Equity Investments 4,196 2,972 5,795 --------- --------- --------- Operating Income from Continuing Operations 63,012 80,122 92,700 Income Tax Expense 1,155 20,657 28,326 --------- --------- --------- Income from Continuing Operations 61,857 59,465 64,374 Income (Loss) from Discontinued Operations 2,848 1,868 (1,753) --------- --------- --------- Net Income 64,705 61,333 62,621 Dividends on Preferred Stock (3,200) (3,200) (3,342) --------- --------- --------- Earnings Available for Common Stock $ 61,505 $ 58,133 $ 59,279 --------- --------- --------- Average Shares of Common Stock 28,483 28,239 26,987 Earnings Per Share of Common Stock Continuing operations $ 2.06 $ 1.99 $ 2.27 Discontinued operations .10 .07 (.07) --------- --------- --------- Total $ 2.16 $ 2.06 $ 2.20 --------- --------- --------- Dividends Per Share of Common Stock $ 2.04 $ 2.02 $ 1.98 - ----------------------------------------------------------------------------------------------
Consolidated Statement of Retained Earnings
For the year ended December 31 1995 1994 1993 - ---------------------------------------------------------------------------------------------- In thousands Balance at Beginning of Year $ 272,646 $ 271,177 $ 265,648 Net income 64,705 61,333 62,621 Redemption and retirement of stock -- -- (425) --------- --------- --------- Total 337,351 332,510 327,844 --------- --------- --------- Dividends Declared Preferred stock 3,200 3,200 3,342 Common stock 57,910 56,664 53,325 --------- --------- --------- Total 61,110 59,864 56,667 --------- --------- --------- Balance at End of Year $ 276,241 $ 272,646 $ 271,177 - ---------------------------------------------------------------------------------------------- The accompanying notes are an integral part of these statements.
23 Consolidated Statement of Cash Flows
For the year ended December 31 1995 1994 1993 - ---------------------------------------------------------------------------------------------- In thousands Operating Activities Net income $ 64,705 $ 61,333 $ 62,621 Depreciation and amortization 59,554 50,236 43,508 Amortization of coal contract termination costs - 3,920 18,460 Deferred income taxes (26,082) 6,201 5,517 Deferred investment tax credits (864) (2,478) (2,035) Pre-tax (gain) loss on sale of plant 1,786 (19,147) (812) Changes in operating assets and liabilities net of the effects of discontinued operations and subsidiary acquisitions Trading securities 34,039 24,198 - Notes and accounts receivable (12,989) (14,061) (11,999) Fuel, material and supplies (3,164) (5,641) 4,226 Accounts payable (9,794) 1,112 (1,170) Other current assets and liabilities 15,890 4,935 2,473 Other-- net 873 5,857 1,954 --------- --------- --------- Cash from operating activities 123,954 116,465 122,743 --------- --------- --------- Investing Activities Proceeds from sale of investments in securities 103,189 59,339 242,950 Proceeds from sale of discontinued operations-- net of cash sold 107,606 - - Proceeds from sale of plant - 37,361 6,584 Additions to investments (59,468) (97,620) (266,276) Additions to plant (117,749) (80,161) (68,156) Acquisition of subsidiaries -- net of cash acquired (129,531) - - Changes to other assets-- net (2,645) (10,699) (54,763) --------- --------- --------- Cash for investing activities (98,598) (91,780) (139,661) --------- --------- --------- Financing Activities Issuance of common stock 6,438 1,033 57,605 Issuance of long-term debt 28,070 21,982 171,571 Changes in notes payable 16,726 33,623 (33,496) Reductions of long-term debt and preferred stock (10,904) (26,132) (107,256) Dividends on preferred and common stock (61,110) (59,864) (56,667) --------- --------- --------- Cash (for) from financing activities (20,780) (29,358) 31,757 --------- --------- --------- Change in Cash and Cash Equivalents 4,576 (4,673) 14,839 Cash and Cash Equivalents at Beginning of Period 27,001 31,674 16,835 --------- --------- --------- Cash and Cash Equivalents at End of Period $ 31,577 $ 27,001 $ 31,674 --------- --------- --------- Supplemental Cash Flow Information Cash paid during the period for Interest (net of capitalized) $ 48,913 $ 48,385 $ 41,840 Income taxes $ 25,018 $ 20,584 $ 24,490 - ---------------------------------------------------------------------------------------------- The accompanying notes are an integral part of these statements.
24 Notes to Consolidated Financial Statements 1 Business Segments
Electric Water Automobile Consolidated Operations Operations Auctions Investments ------------ ---------- ---------- ------------ ---------------------------- Portfolio, Reinsurance Real For the year ended December 31 Electric Coal & Other Estate - ------------------------------ -------- ---- ----------- ------ Thousands 1995 Operating revenue and income $ 672,917 $469,481 $28,871 $ 69,379 $ 61,254 $ 24,374 $ 19,558 Operation and other expense 508,753 350,184 21,840 48,365 55,314 12,808 20,242 Depreciation and amortization expense 57,307 38,361 1,506 12,796 4,367 -- 277 Interest expense 48,041 20,642 1,250 10,672 675 14,776 26 Income from equity investments 4,196 - - - - 4,196 - ---------- -------- ------- -------- -------- -------- -------- Operating income (loss) from continuing operations 63,012 60,294 4,275 (2,454) 898 986 (987) Income tax expense (benefit) 1,155 23,504 1,197 (1,110) 1,116 (6,117) (17,435) ---------- -------- ------- -------- -------- -------- -------- Income (loss) from continuing operations 61,857 $ 36,790 $ 3,078 $(1,344) $ (218) $ 7,103 $(16,448) -------- ------- -------- -------- -------- -------- Income from discontinued operations 2,848 ---------- Net income $ 64,705 ---------- Total assets $1,947,625 $936,260 $32,331 $354,294 $355,843 $219,076 $ 49,821 Accumulated depreciation $ 619,343 $485,353 $18,875 $113,125 $ 1,990 - - Accumulated amortization $ 3,036 - - - $ 2,311 - $ 725 Construction work in progress $ 56,019 $ 5,386 - $ 12,314 $ 38,319 - - - ------------------------------------------------------------------------------------------------------------------------------------ 1994 Operating revenue and income $ 582,167 $426,288 $26,999 $ 91,224 - $ 6,003 $ 31,653 Operation and other expense 412,490 314,333 20,438 47,754 - 9,455 20,510 Depreciation and amortization expense 45,777 35,209 1,352 8,936 - 4 276 Interest expense 46,750 19,167 1,035 12,214 - 14,322 12 Income from equity investments 2,972 - - - - 2,972 - ---------- -------- ------- -------- -------- -------- -------- Operating income (loss) from continuing operations 80,122 57,579 4,174 22,320 - (14,806) 10,855 Income tax expense (benefit) 20,657 22,150 1,114 8,733 - (12,031) 691 ---------- -------- ------- -------- -------- -------- -------- Income (loss) from continuing operations 59,465 $ 35,429 $ 3,060 $ 13,587 - $(2,775) $ 10,164 ---------- -------- ------- -------- -------- -------- -------- Income from discontinued operations 1,868 ---------- Net income $ 61,333 ---------- Total assets $1,807,798 $941,041 $28,353 $327,367 - $301,355 $ 34,549 Accumulated depreciation $ 582,075 $471,141 $17,598 $ 88,650 - $ 5 - Accumulated amortization $ 434 - - - - - $ 434 Construction work in progress $ 27,619 $ 21,736 - $ 5,883 - - - - ------------------------------------------------------------------------------------------------------------------------------------ 1993 Operating revenue and income $ 582,495 $433,117 $24,602 $ 65,463 - $ 28,284 $ 31,029 Operation and other expense 410,141 319,513 18,609 42,550 - 6,946 22,523 Depreciation and amortization expense 43,905 32,782 1,095 9,792 - 6 230 Interest expense 41,544 18,943 1,024 9,997 - 11,565 15 Income from equity investments 5,795 - - - - 5,795 - ---------- -------- ------- -------- -------- -------- -------- Operating income from continuing operations 92,700 61,879 3,874 3,124 - 15,562 8,261 Income tax expense (benefit) 28,326 24,696 1,150 1,054 - (435) 1,861 ---------- -------- ------- -------- -------- -------- -------- Income from continuing operations 64,374 $ 37,183 $ 2,724 $ 2,070 - $ 15,997 $ 6,400 ---------- -------- ------- -------- -------- -------- -------- Loss from discontinued operations (1,753) ---------- Net income $ 62,621 ---------- Total assets $1,760,526 $916,378 $27,998 $330,653 - $295,210 $30,726 Accumulated depreciation $ 546,706 $443,407 $16,097 $ 86,495 - $ 17 - Accumulated amortization $ 145 - - - - - $ 145 Construction work in progress $ 31,227 $ 18,019 - $ 13,208 - - - - ------------------------- Purchased July 1, 1995. Includes $3.7 million of minority interest relating to the recognition of tax benefits. (See Note 14.) Includes a $6.4 million pre-tax write-off from exiting the equipment manufacturing business. Includes $18.4 million of tax benefits. (See Note 14.) Includes a $19.1 million pre-tax gain from the sale of certain water plant assets. Includes a $10.1 million pre-tax loss from the write-off of an investment. Includes $3.6 million of income related to escrow funds. Includes $175.1 million related to operations discontinued in 1995. Includes $4.7 million related to operations discontinued in 1995. Includes $159.6 million related to operations discontinued in 1995. Includes $0.7 million related to operations discontinued in 1995.
25 2 Operations and Significant Accounting Policies Financial Statement Preparation. Minnesota Power prepares its financial statements in conformity with generally accepted accounting principles. These principles require management to make estimates and assumptions that (1) affect the reported amounts of assets and liabilities, (2) disclose contingent assets and liabilities at the date of the financial statements, and (3) report amounts of revenue and expenses during the reporting period. Actual results could differ from those estimates. Principles of Consolidation. The consolidated financial statements include the accounts of the Company and all of its majority owned subsidiary companies. All material intercompany balances and transactions have been eliminated in consolidation. Information for prior periods has been reclassified to present comparable information for all periods. Nature of Operations and Revenue Recognition. Minnesota Power is a diversified utility that has operations in four principal business segments. Electric Operations. Electric service is provided to 136,000 customers in northern Minnesota and northwestern Wisconsin. Large industrial customers, which include paper mills, Minnesota's taconite industry and a pipeline company, purchase under contract about half of the electricity the Company generates. BNI Coal, a subsidiary, mines and sells lignite coal to two North Dakota mine-mouth generating units, one of which is Square Butte which supplies Minnesota Power with 71% of its output under a long-term contract. (See Note 12.) Electric rates are under the jurisdiction of various state and federal regulatory authorities. Billings are rendered on a cycle basis. Revenue is accrued for service provided but not yet billed. Electric rates include adjustment clauses which bill or credit customers for fuel and purchased energy costs above or below the base levels in rate schedules and bill retail customers for the recovery of CIP expenditures not collected in base rates. During 1995, 1994 and 1993, revenue derived from one major customer was $60.4, $60.2 and $59.6 million, respectively. Revenue derived from another major customer was $44.9, $45.3 and $45 million, respectively. Water Operations. SSU, a wholly owned subsidiary, is the largest independent supplier of water and wastewater utility service in Florida. Heater, another subsidiary, provides water and wastewater services in North Carolina and South Carolina. In total, 143,000 water and 56,000 wastewater treatment customers are served. Water rates are under the jurisdiction of various state and county regulatory authorities. Billings are rendered on a cycle basis. Revenue is accrued for water sold but not billed. Automobile Auctions. In July 1995, the Company purchased 80% of ADESA, an automobile auction business that operates in 19 locations in the U.S. and Canada. As discussed in Note 3, the Company's ownership interest increased to 83% in January 1996. ADESA acts as an agent in the sales process, receiving fees from both buyers and sellers of automobiles. ADESA also provides a wide range of related services such as floorplan financing, auto reconditioning, title processing and vehicle transport. Revenue is recognized when services are performed. Investments. The Company's securities portfolio provides funds for reinvestment and business acquisitions. The Company has a 22.1% ownership in Capital Re, a financial guaranty reinsurance company, accounted for using the equity method, and an 80% ownership in Lehigh, a Florida real estate business. Real estate revenue is recognized on the accrual basis. Investment income is discussed in Note 7. Plant and Depreciation. Plant is recorded at original cost. The cost of additions to plant and replacement of retirement units of property are capitalized. Maintenance costs and replacements of minor items of property are charged to expense as incurred. Costs of depreciable units of plant retired are eliminated from the plant accounts. Such costs plus removal expenses less salvage are charged to accumulated depreciation. Plant stated on the balance sheet includes construction work in progress and is net of accumulated depreciation. Various pollution abatement facilities are leased from municipalities which have issued pollution control revenue bonds to finance the cost of the facilities. The cost of the facilities and the related debt obligation, which is guaranteed by the Company, has been recorded as electric plant and long-term debt, respectively. Depreciation of utility plant is computed using rates based on estimated useful lives of the various classes of property. Provisions for depreciation of the average original cost of depreciable property approximated 3.3% in 1995, 3% in 1994 and 2.9% in 1993. Contributions in aid of construction (CIAC) relate to water and wastewater plant contributed to the Company by developers and customers. CIAC is amortized on a straight-line basis over the estimated life of the asset to which it relates when placed in service. Amortization of CIAC reduces depreciation expense. Fuel, Material and Supplies. Fuel, material and supplies are stated at the lower of cost or market. Cost is determined by the average cost method. Goodwill. Goodwill represents the excess of cost over net assets of businesses acquired and is amortized on a straight-line basis over forty years. Deferred Regulatory Charges and Credits. The Company is subject to the provisions of SFAS 71, "Accounting for the Effects of Certain Types of Regulation." The Company capitalizes as deferred regulatory charges incurred costs which are probable of recovery in future utility rates. Deferred regulatory credits represent amounts expected to be credited to customers in rates. (See Note 4.) Unamortized Expense, Discount and Premium on Debt. Expense, discount and premium on debt are deferred and amortized over the lives of the related issues. Cash and Cash Equivalents. The Company considers all investments purchased with maturities of three months or less to be cash equivalents. 26 3 Acquisitions and Divestitures Acquisition of ADESA. The Company acquired 80% of ADESA on July 1, 1995, for $167 million in cash. The Company accounted for the acquisition as a purchase. Acquired goodwill and other intangible assets associated with this acquisition are being amortized on a straight line basis over periods not exceeding 40 years. In January 1996 the Company provided an additional $15 million of capital in exchange for 1,982,346 original issue common stock shares of ADESA. This capital contribution increased the Company's ownership interest in ADESA to 83%. Put and call agreements with ADESA's four top managers provide ADESA management the right to sell to Minnesota Power, and Minnesota Power the right to purchase, ADESA management's 17% retained ownership interest in ADESA, in increments during the years 1997, 1998 and 1999, at a price based on ADESA's financial performance. The following summary presents unaudited pro forma consolidated results as if ADESA was acquired on Jan. 1, 1994. The pro forma results are not necessarily indicative of what actually would have occurred if the acquisition had been completed as of the beginning of 1994, nor are they necessarily indicative of future consolidated results. The pro forma results should be read in conjunction with the historical consolidated financial statements and related notes of Minnesota Power. Summary Pro Forma Financial Information -- Year ended December 31-- Unaudited 1995 1994 - -------------------------------------------------------------------------------- In thousands Operating revenue and income $729,674 $674,696 Income from continuing operations $61,422 $61,771 Net income $64,270 $63,639 Earnings per share of common stock from continuing operations $2.04 $2.07 Total earnings per share of common stock $2.14 $2.14 - -------------------------------------------------------------------------------- Acquisition of Orange Osceola. On Dec. 1, 1995, SSU acquired the operating assets of Orange Osceola Utilities for approximately $13 million. The acquisition adds over 17,000 water customers. Sale of Water Plant Assets. In December 1994 SSU sold all of the assets of its Venice Gardens water and wastewater utilities to Sarasota County in Florida (the County) for $37.6 million. The sale increased 1994 net income by $11.8 million and contributed 42 cents to 1994 earnings per share. Water operations on the consolidated statement of income includes a pre-tax gain of $19.1 million from the sale. This sale was negotiated in anticipation of an eminent domain action by the County. Discontinued Operations. On June 30, 1995, Minnesota Power sold its interest in the paper and pulp business to Consolidated Papers, Inc. (CPI) for $118 million in cash, plus CPI's assumption of certain debt and lease obligations. The Company is still committed to a maximum guaranty of $90 million to ensure a portion of a $33.4 million annual lease obligation for paper mill equipment under an operating lease extending to 2012. CPI has agreed to indemnify the Company for any payments the Company may make as a result of the Company's obligation relating to this operating lease. The financial results of the paper and pulp business, including the loss on disposition, have been accounted for as discontinued operations. Summary of Discontinued Operations -- Year ended December 31 1995 1994 1993 - -------------------------------------------------------------------------------- In thousands Operating revenue and income $44,324 $55,615 $ 7,112 Income (loss) from equity investments $7,496 $2,327 $(1,865) Income (loss) from operations $7,476 $2,677 $(3,132) Income tax expense (benefit) 3,117 809 (1,379) ------- ------- ------- 4,359 1,868 (1,753) ------- ------- ------- Loss on disposal (1,786) - - Income tax benefit 275 - - ------- ------- ------- (1,511) - - ------- ------- ------- Income (loss) from discontinued operations $2,848 $1,868 $(1,753) - -------------------------------------------------------------------------------- 27 4 Regulatory Matters The Company files for periodic rate revisions with the Minnesota Public Utilities Commission (MPUC), the Federal Energy Regulatory Commission (FERC), the Florida Public Service Commission (FPSC) and other state and county regulatory authorities. The MPUC had regulatory authority over approximately 76% in 1995, 77% in 1994 and 76% in 1993 of the Company's total electric operating revenue. Interim rates in Minnesota and Florida are placed into effect, subject to refund with interest, pending a final decision by the appropriate commission. Electric Rate Proceedings. In November 1994, the MPUC granted the Company an increase in annual electric operating revenue of $19 million and an 11.6% return on equity. Effective June 1, 1995, rates for large industrial customers increased less than 4%, while the rate for smaller businesses increased 6.5%. Rate increases for residential customers were approved to be phased in over three years: 13.5% began in June 1995 and 3.75% in January 1996, another 3.75% will begin in January 1997. In January 1994 the Company began recovering ongoing CIP expenditures and $8.2 million of deferred CIP expenditures incurred prior to Dec. 31, 1993, through a customer billing adjustment and retail base rates approved by the MPUC. The Company collected $10.8 million and $7.8 million of CIP related revenue in 1995 and 1994. Water Rate Proceedings. Responding to a Florida Supreme Court decision addressing the issue of retroactive ratemaking with respect to another company, on March 5, 1996, the FPSC voted to reconsider an October 1995 order (Refund Order) which would have required SSU to refund about $10 million, including interest, to customers who paid more since October 1993 under uniform rates than they would have paid under stand-alone rates. Under the Refund Order, the collection of the $10 million from customers who paid less under uniform rates would not be permitted. The Refund Order was in response to the Florida First District Court of Appeals reversal in April 1995 of the 1993 FPSC order which approved uniform rates for most of SSU's service areas in Florida. With "uniform rates," all customers in the uniform rate areas pay the same rates for water and wastewater services. Uniform rates are an alternative to "stand-alone" rates which are calculated based on the cost of serving each service area. The FPSC will reconsider the Refund Order at an undetermined date. The Company continues to believe that it would be improper for the FPSC to order a refund to one group of customers without permitting recovery of a similar amount from the remaining customers since the First District Court of Appeals affirmed the Company's total revenue requirement for operations in Florida. No provision for refund has been recorded. In June 1995 SSU filed a request with the FPSC for an $18.1 million annual increase in water and wastewater treatment rates. On Nov. 1, 1995, the FPSC denied the Company's original $12 million interim rate request for two reasons: (1) it was based on uniform rates which were deemed improper by a court order subsequent to the Company's original filing, and (2) the FPSC had not yet formulated a policy on allowable investments and expenses to be included in a forward-looking interim test year. The Company submitted additional information to support interim rate approval of $12 million based on a forward-looking test year and $8.4 million based on a historical test year. On Jan. 4, 1996, the FPSC permitted the Company to implement an interim rate increase (based on a historical test year) of $7.9 million, on an annualized basis, over revenue previously collected under a uniform rate structure. Interim rates went into effect on Jan. 23, 1996. Final rates are anticipated to become effective in the fourth quarter of 1996. Florida law permits water and wastewater utilities to make an annual index filing to recover inflationary increases in system operations and maintenance expenses, thus delaying or avoiding the costs of full rate case filings. Similarly, another Florida law allows water and wastewater utilities to file annually to recover increased purchased water and wastewater treatment costs and property tax increases. Since 1993 the Company was allowed $2.9 million of the $3 million requested in annual rate increases under these laws. Peabody Contract Buyout. In 1991 Minnesota Power and Peabody Coal Company agreed to terminate the 1968 Coal Supply Contract between the parties (the Coal Contract) two years ahead of the scheduled termination date. As approved by the MPUC and FERC, the Company used the retail and resale fuel adjustment clauses to pass through to electric customers the $35 million charge (plus a return on the funds used to make the payment) paid by the Company in December 1991 to terminate the Coal Contract. The consolidated income statement includes $3.9 and $18.5 million in 1994 and 1993 of the Coal Contract termination costs as fuel expense and the recovery of these costs in revenue through the fuel adjustment clauses. Deferred Regulatory Charges and Credits. Based on current rate treatment, the Company believes all deferred regulatory charges are probable of recovery. 28 Summary of Deferred Regulatory Charges and Credits-- December 31 1995 1994 - -------------------------------------------------------------------------------- In thousands Deferred Charges Income taxes $22,726 $22,977 Conservation improvement programs 15,793 10,471 Early retirement plan 14,290 3,380 Postretirement benefits 10,801 12,834 Premium on reacquired debt 8,293 9,119 Other 16,728 16,138 ------- ------- 88,631 74,919 Deferred Credits Income taxes 57,950 55,996 ------- ------- Net deferred regulatory charges and credits $30,681 $18,923 - -------------------------------------------------------------------------------- 5 Jointly Owned Electric Facility The Company owns 80% of Boswell Unit 4. While the Company operates the plant, certain decisions with respect to the operations of Boswell Unit 4 are subject to the oversight of a committee on which the Company and Wisconsin Public Power, Inc. SYSTEM (WPPI), the owner of the other 20% of Boswell Unit 4, have equal representation and voting rights. Each owner must provide its own financing and is obligated to pay its ownership share of operating costs. The Company's share of direct operating expenses of Boswell Unit 4 is included in operating expense on the consolidated statement of income. The Company's 80% share of the original cost included in electric plant at Dec. 31, 1995 and 1994, was $303 and $306 million. The corresponding provisions for accumulated depreciation were $123 and $119 million. 6 Investment in Capital Re The Company has an equity investment in Capital Re, a company engaged in financial guaranty reinsurance. During 1995 and 1994 the Company purchased an additional 517,100 shares of Capital Re common stock for $11 million. At Dec. 31, 1995, the Company's equity investment was 22.1%. The Company uses the equity method to account for this investment. Summary of Capital Re Financial Information-- Year ended December 31 1995 1994 1993 - -------------------------------------------------------------------------------- In thousands Investment portfolio $771,767 $638,751 $552,405 Other assets $201,074 $171,289 $159,231 Liabilities $171,447 $134,610 $137,407 Deferred revenue $314,451 $274,916 $250,394 Net revenue $107,085 $101,462 $79,477 Net income $45,527 $39,806 $36,354 - -------------------------------------------------------------------------------- Summary of Minnesota Power's Ownership in Capital Re-- December 31 1995 1994 1993 - -------------------------------------------------------------------------------- In thousands Equity in earnings $9,811 $8,138 $6,559 Accumulated equity in undistributed earnings $42,755 $33,683 $26,103 Equity investment $92,851 $72,054 $60,216 Fair value of equity investment $100,422 $86,662 $70,778 - -------------------------------------------------------------------------------- 29 7 Financial Instruments Securities Investments. The majority of the Company's securities investments are investment-grade stocks of other utility companies and are considered by the Company to be conservative investments. Investments in equity and debt securities are classified in two categories on the balance sheet: Trading securities are those bought and held principally for near-term sale. They are recorded at fair value as part of current assets, with changes in fair value during the period included in earnings. Available-for-sale securities, which are held for an indefinite period of time, are recorded at fair value in investments. Changes in fair value during the period are recorded net of tax as a separate component of common stock equity. If the fair value of any available-for-sale securities declines below cost and the decline is considered other than temporary, the securities are written down to fair value and the losses charged to earnings. Realized gains and losses are computed on each specific investment sold.
Dec. 31, 1995 Dec. 31, 1994 -------------------------------------------------------------------------------------- Gross Unrealized Fair Gross Unrealized Fair ---------------- ---------------- Summary of Securities Cost Gain (Loss) Value Cost Gain (Loss) Value - -------------------------------------------------------------------------------------------------------------------- In thousands Trading $40,007 $ 74,046 ------- --------- Available-for-sale Common stock $ 2,599 $ - $ (451) $ 2,148 $ 10,636 $ 86 $(1,748) $ 8,974 Preferred stock 64,506 1,969 (3,090) 63,385 117,860 2,747 (3,893) 116,714 ------- ------ ------- ------- -------- ------ ------- --------- $67,105 $1,969 $(3,541) $65,533 $128,496 $2,833 $(5,641) $125,688 - --------------------------------------------------------------------------------------------------------------------
The net unrealized gain (loss) on securities investments on the balance sheet at Dec. 31, 1995 and 1994, also included $4.1 and $(3.8) million from the Company's share of Capital Re's unrealized holding gains and losses.
Year ended December 31 1995 1994 - -------------------------------------------------------------------------------------------------------------------- In thousands Trading securities Change in net unrealized holding gains included in earnings $1,518 $253 Available-for-sale securities Proceeds from sales $97,139 $53,559 Gross realized gains $2,974 $1,194 Gross realized (losses) $(3,313) $(2,902) - ---------------------------------------------------------------------------------------------------------------------
Off-Balance-Sheet Risks. In portfolio strategies designed to reduce market risks, the Company sells common stock securities short and enters into short sales of treasury futures contracts. Selling common stock securities short is intended to reduce market price risks associated with holding common stock securities in the Company's trading securities portfolio. Transactions involving short sales of common stock are completed on average within 90 days from when the transactions are entered into. Realized and unrealized gains and losses from short sales of common stock securities are included in investment income. Treasury futures are used as a cross hedge to reduce interest rate risks associated with holding fixed dividend preferred stocks included in the Company's available-for-sale portfolio. Changes in market values of treasury futures are recognized as an adjustment to the carrying amount of the underlying hedged item. Gains and losses on treasury futures are deferred and recognized in investment income concurrently with gains and losses arising from the underlying hedged item. Generally, treasury futures contracts entered into have a maturity date of 90 days. The notional amounts summarized below do not represent amounts exchanged and are not a measure of the Company's financial exposure. The amounts exchanged are calculated on the basis of these notional amounts and other terms which relate to the change in interest rates and securities prices. The Company continually evaluates the credit standing of counterparties and market conditions with respect to its off-balance-sheet financial instruments. The Company does not expect any counterparties to fail to meet their obligations or any material adverse impact to its financial position from these financial instruments. 30 Summary of Off-Balance-Sheet Financial Instruments-- December 31 1995 1994 - -------------------------------------------------------------------------------- In thousands Short stock sales outstanding $30,253 $61,523 Treasury futures $12,700 $31,700 Interest rate swap - $20,000 - -------------------------------------------------------------------------------- Fair Value of Financial Instruments. The carrying amount of cash and cash equivalents, trading securities, notes and other accounts receivable, and notes payable approximates fair value because of the short maturity of those instruments. The Company records its trading and available-for-sale securities at fair value based on quoted market prices. The fair values for all other financial instruments were based on quoted market prices for the same or similar issues.
Summary of Fair Values-- December 31 1995 1994 - --------------------------------------------------------------------------------------------------------- In thousands Carrying Fair Carrying Fair Amount Value Amount Value - --------------------------------------------------------------------------------------------------------- Long-term debt $(639,548) $(660,277) $(601,317) $(559,859) Redeemable serial preferred stock $(20,000) $(21,050) $(20,000) $(19,550) Short stock sales outstanding (trading) - $32,167 - $59,691 Treasury futures - $15,427 - $31,433 Interest rate swap - - - $(589) - ---------------------------------------------------------------------------------------------------------
Concentration of Credit Risk. Financial instruments that subject the Company to concentrations of credit risk consist primarily of trade and other receivables. The Company sells electricity to about 17 customers in northern Minnesota's taconite and paper industries. At Dec. 31, 1995 and 1994, receivables from these customers totaled $7.6 and $8.5 million. The Company does not obtain collateral to support utility receivables, but monitors the credit standing of major customers. The Company has not incurred and does not expect to incur significant credit losses. Approximately $73 million of trade accounts receivable are due from automobile dealers. ADESA has possession of car titles collaterallizing a significant portion of these accounts. 8 Common Stock and Retained Earnings The Articles of Incorporation, mortgage, and preferred stock purchase agreements contain provisions that, under certain circumstances, would restrict the payment of common stock dividends. As of Dec. 31, 1995, no retained earnings were restricted as a result of these provisions. Summary of Common Stock Shares Equity - -------------------------------------------------------------------------------- In thousands Balance Dec. 31, 1992 29,453 $308,090 1993 Public offering 1,000 34,570 ESPP 25 925 DRIP 588 20,805 Earned ESOP adjustment - 995 Other 141 5,296 ------ --------- Balance Dec. 31, 1993 31,207 370,681 1994 ESPP 40 1,033 Other - (536) ------ --------- Balance Dec. 31, 1994 31,247 371,178 1995 ESPP 32 786 DRIP 189 5,653 Other - 67 ------ --------- Balance Dec. 31, 1995 31,468 $377,684 - -------------------------------------------------------------------------------- 31 9 Preferred Stock
Summary of Cumulative Preferred Stock-- December 31 1995 1994 - ------------------------------------------------------------------------------------------------------------------ In thousands Preferred stock, $100 par value, 116,000 shares authorized; 5% Series - 113,358 shares outstanding, callable at $102.50 per share $11,492 $11,492 Serial preferred stock, without par value,1,000,000 shares authorized; $7.36 Series - 170,000 shares outstanding, callable at $103.34 per share 17,055 17,055 ------- ------- Total cumulative preferred stock $28,547 $28,547 - ------------------------------------------------------------------------------------------------------------------
Summary of Redeemable Serial Preferred Stock-- December 31 1995 1994 - ------------------------------------------------------------------------------------------------------------------ In thousands Serial preferred stock A, without par value, 2,500,000 shares authorized; $6.70 Series - 100,000 shares outstanding, noncallable, redeemable in 2000 at $100 per share $10,000 $10,000 $7.125 Series - 100,000 shares outstanding, noncallable, redeemable in 2000 at $100 per share 10,000 10,000 ------- ------- Total redeemable serial preferred stock $20,000 $20,000 - -----------------------------------------------------------------------------------------------------------------
10 Long-Term Debt
Schedule of Long-Term Debt-- December 31 1995 1994 - ----------------------------------------------------------------------------------------------------------------- In thousands Minnesota Power First mortgage bonds 73/8% Series due 1997 $ 60,000 $ 60,000 61/2% Series due 1998 18,000 18,000 61/4% Series due 2003 25,000 25,000 71/2% Series due 2007 35,000 35,000 73/4% Series due 2007 55,000 55,000 7% Series due 2008 50,000 50,000 6% Pollution control Series E due 2022 111,000 111,000 Pollution control revenue bonds due 1996-2010 34,655 35,405 Leveraged ESOP loan due 1996-2004 13,039 13,786 Other long-term debt 17,194 17,054 Subsidiary companies First mortgage bonds, 8.75% due 2013 45,000 45,000 Notes payable, variable, due 1998 38,000 - Notes payable, 7.65% due 2003 - 41,864 Notes payable, 10.44% due 1999 30,000 30,000 Notes payable, variable, due 1999 19,926 - Other long-term debt 97,477 77,022 Less due within one year (9,743) (12,814) --------- --------- Total long-term debt $639,548 $601,317 - -----------------------------------------------------------------------------------------------------------------
Aggregate amounts of long-term debt maturing during each of the next five years are $9.7, $74.4, $68.8, $63.9 and $8.2 million in 1996, 1997, 1998, 1999 and 2000. Substantially all Company electric and water plant is subject to the lien of the mortgages securing various first mortgage bonds. All automobile auction plant is subject to liens securing various notes payable. In January 1996 SSU issued $35.1 million of 6.5% Industrial Development Refunding Revenue Bonds Series 1996 due Oct. 1, 2025. Proceeds were used to refund four industrial development bond issues totaling $33.8 million that SSU had outstanding at Dec. 31, 1995. 32 11 Short-Term Borrowings and Compensating Balances The Company had bank lines of credit, which make short-term financing available through short-term bank loans and provide support for commercial paper, aggregating $128 and $72 million at Dec. 31, 1995 and 1994. At Dec. 31, 1995 and 1994, the Company had issued commercial paper with face values of $63 and $54 million, respectively, with liquidity provided by bank lines of credit and the Company's securities portfolio. Certain lines of credit require payment of a 1/8 of 1% commitment fee and others require maintenance of a 5% or 10% compensating balance. Interest rates on commercial paper and borrowings under the lines of credit range from 6.0% to 9.5% at Dec. 31, 1995, and 5.5% to 9.5% at Dec. 31, 1994. The weighted average interest rate on short-term borrowings at Dec. 31, 1995 and 1994, was 6.1% and 5.7%. The total amount of compensating balances at Dec. 31, 1995 and 1994, was immaterial. 12 Square Butte Purchased Power Contract Under the terms of a 30-year contract with Square Butte that extends through 2007, the Company is purchasing 71% of the output from a mine-mouth, lignite-fired generating plant capable of generating up to 470 MW. This generating unit (Project) is located near Center, N.D. Reductions to about 49% of the output are provided for in the contract and, at the option of Square Butte, could begin after a five-year advance notice to the Company and continue for the remaining economic life of the Project. The Company has the option but not the obligation to continue to purchase 49% of the output after 2007. The Project is leased to Square Butte through Dec. 31, 2007, by certain banks and their affiliates which have beneficial ownership in the Project. Square Butte has options to renew the lease after 2007 for essentially the entire remaining economic life of the Project. The Company is obligated to pay Square Butte all Square Butte's leasing, operating and debt service costs (less any amounts collected from the sale of power or energy to others) that shall not have been paid by Square Butte when due. These costs include the price of lignite coal purchased by Square Butte under a cost-plus contract with BNI Coal. The Company's cost of power and energy purchased from Square Butte during 1995, 1994 and 1993 was $57.6, $55.4 and $56.5 million, respectively. The leasing costs of Square Butte included in the cost of power delivered to the Company totaled $19.3 million in 1995 and in 1994, and $19.7 million in 1993, which included approximately $11, $12 and $12.5 million, respectively, of interest expense. The annual fixed lease obligations of the Company for Square Butte are $19.4 million from 1996 through 2000. At Dec. 31, 1995, Square Butte had total debt outstanding of $207 million. The Company's obligation is absolute and unconditional whether or not any power is actually delivered to the Company. The Company's payments to Square Butte for power and energy are approved as purchased power expense for ratemaking purposes by both the MPUC and FERC. One principal reason the Company entered into the agreement with Square Butte was to obtain a power supply for large industrial customers. Present electric service contracts with these customers require payment of minimum monthly demand charges that cover most of the fixed costs associated with having capacity available to serve them. These contracts minimize the negative impact on earnings that could result from significant reductions in kilowatt-hour sales to industrial customers. The minimum contract term for the large industrial customers is 10 years, with a four-year cancellation notice required for termination of the contract at or beyond the end of the tenth year. Under the terms of existing contracts, the Company would collect approximately $100.5, $90.9, $79.0, $61.8 and $48.1 million under current rate levels for firm power during the years 1996, 1997, 1998, 1999 and 2000, respectively, even if no power or energy were supplied to these customers after Dec. 31, 1995. The minimum contract provisions are expressed in megawatts of demand, and if rates change, the amounts the Company would collect under the contracts will change in proportion to the change in the demand rate. 13 Leasing Agreements ADESA leases auction facilities located in North Carolina, Massachusetts and Tennessee from an unrelated third party. The term of these leases is for five years with no renewal options. However, at the beginning of the fourth year of the lease term, ADESA has the option to purchase the leased facilities at a collective price of $26.5 million. In the event ADESA does not exercise its option to purchase, ADESA is required to guarantee any deficiency in sales proceeds the lessor realizes in dispensing of the leased properties should the selling price fall below $25.7 million. ADESA receives any excess sales proceeds over the option price. ADESA has guaranteed the payment of principal and interest on the lessor's indebtedness which consists of $25.7 million mortgage notes, due Aug. 1, 2000. Interest on the notes accrues at 9.82% per annum and is payable monthly. ADESA had also guaranteed the completion of construction which took place at these properties during 1995. The Company leases other properties and equipment in addition to those listed above pursuant to operating and capital lease agreements with terms expiring through 2002. Aggregate amounts of future minimum lease payments for capital and operating leases during each of the next five years are $6.6, $6.5, $6.4, $9.2 and $3.4 million in 1996, 1997, 1998, 1999 and 2000. 33 14 Income Tax Expense Schedule of Income Tax Expense 1995 1994 1993 - ------------------------------------------------------------------------------- In thousands Charged to continuing operations Current tax expense Federal $ 8,559 $19,308 $24,157 Foreign 573 - - State 4,224 4,808 5,120 -------- ------- -------- 13,356 24,116 29,277 -------- ------- -------- Deferred tax expense Federal 6,820 (511) 549 State 244 (470) 535 -------- ------- -------- 7,064 (981) 1,084 -------- ------- -------- Change in valuation allowance (18,400) - - -------- ------- -------- Deferred tax credits (865) (2,478) (2,035) -------- ------- -------- Income tax-- continuing operations 1,155 20,657 28,326 -------- ------- -------- Charged to discontinued operations Current tax expense Federal 13,396 (4,302) (4,068) State 4,192 (2,071) (1,745) -------- ------- -------- 17,588 (6,373) (5,813) -------- ------- -------- Deferred tax expense Federal (11,851) 5,677 3,518 State (2,895) 1,505 916 -------- ------- -------- (14,746) 7,182 4,434 -------- ------- -------- Income tax-- discontinued operations 2,842 809 (1,379) -------- ------- -------- Total income tax expense $ 3,997 $21,466 $26,947 - ------------------------------------------------------------------------------- The Company's overall effective tax rates were 5.8%, 25.9%, and 30.1% in 1995, 1994 and 1993, compared to the federal statutory rate of 35%. Reconciliation of Federal Statutory Rate to Effective Tax Rate 1995 1994 1993 - -------------------------------------------------------------------------------- In thousands Tax computed at federal statutory rate $24,046 $28,979 $31,333 Increase in tax from state income taxes, net of federal income tax benefit 3,504 2,608 3,684 Basis difference in land (72) (2,433) - Change in valuation allowance (18,400) - - Income from unconsolidated subsidiaries (245) (985) (2,885) Income from escrow funds - (1,550) - Dividend received deduction (2,284) (2,867) (3,295) Tax credits (1,916) (2,478) (2,097) Other (636) 192 207 -------- ------- -------- Total income tax expense $ 3,997 $21,466 $26,947 - -------------------------------------------------------------------------------- 34 Schedule of Deferred Tax Assets and Liabilities-- December 31 1995 1994 - -------------------------------------------------------------------------------- In thousands Deferred tax assets Contributions in aid of construction $ 17,528 $ 18,378 Lehigh basis difference 25,071 26,878 Deferred compensation plans 9,346 7,856 Minimum tax credit carryover 5,464 11,094 Deferred gain 4,781 12,359 Depreciation 11,950 10,472 Investment tax credits 23,904 24,144 Other 21,811 22,289 --------- ---------- Gross deferred tax assets 119,855 133,470 Deferred tax asset valuation allowance (8,943) (26,878) --------- ---------- Total deferred tax assets 110,912 106,592 --------- ---------- Deferred tax liabilities Depreciation 188,804 198,174 AFDC 19,399 20,526 Capital lease -- 11,432 Gain on sale of water plant 7,390 7,390 Investment tax credits 34,369 35,982 Other 25,687 25,529 --------- ---------- Total deferred tax liabilities 275,649 299,033 --------- ---------- Accumulated deferred income taxes $ 164,737 $ 192,441 - -------------------------------------------------------------------------------- In 1995, based on the results of a project which analyzed the economic feasibility of realizing future tax benefits available to the Company, the board of directors of Lehigh directed management to dispose of Lehigh's assets in a manner that would maximize the utilization of tax benefits. Based on this directive, Lehigh recognized $18.4 million of income by reducing the valuation reserve which offsets deferred tax assets. Additional unrealized net deferred tax assets resulting from the original purchase of Lehigh of $8.2 million are included on the Company's balance sheet. These assets are fully offset by the deferred tax asset valuation allowance because under the standards of SFAS 109, "Accounting for Income Taxes," it is currently "more likely than not" that the value of these assets will not be realized. Management reviews the appropriateness of the valuation allowance quarterly. A provision has not been made for taxes on $19.1 million of pre-1993 undistributed earnings of Capital Re, an investment accounted for under the equity method. Those earnings have been and are expected to continue to be reinvested. The Company estimates that $7.9 million of tax would be payable on the pre-1993 undistributed earnings of Capital Re if the Company should sell its investment. The Company has recognized the income tax impact on undistributed earnings of Capital Re earned since Jan. 1, 1993. 15 Pension Plans and Benefits Pension Plans. The Company's Minnesota, Wisconsin and Florida utility operations have noncontributory defined benefit pension plans covering eligible employees. Pension benefits for employees in Minnesota and Wisconsin are fully vested after five years and are based on years of service and the highest average monthly compensation earned during four consecutive years within the last 15 years of employment. Employees in Florida are fully vested after five years of credited service, with benefits based on years of service and average earnings. Company policy is to fund accrued pension costs, including amortization of past service costs, over 5 to 30 years. Part of the pension cost is capitalized as a cost of plant construction. Schedule of Pension Costs 1995 1994 1993 - -------------------------------------------------------------------------------- In thousands Service cost $ 4,290 $ 4,130 $ 3,436 Interest cost 13,025 11,753 11,969 Actual return on assets (34,515) (15,103) (30,590) Net amortization 17,823 454 17,372 Amortization of early retirement cost 1,978 - - -------- -------- --------- Net cost $ 2,601 $ 1,234 $ 2,187 - -------------------------------------------------------------------------------- 35 At Dec. 31, 1995, approximately 55% of pension plan assets were invested in equity securities, 26% in fixed income securities, 12% in other investments and 7% in Company common stock. Pension Plans Funded Status-- October 1 1995 1994 - -------------------------------------------------------------------------------- In thousands Actuarial present value of benefit obligations Vested benefit obligation $(167,590) $(126,250) Nonvested benefit obligation (7,326) (8,975) --------- ---------- Accumulated benefit obligation (174,916) (135,225) Excess of projected benefit obligation over accumulated benefit obligation (25,991) (26,820) --------- ---------- Projected benefit obligation (200,907) (162,045) Plan assets at fair value 222,755 195,942 --------- ---------- Plan assets in excess of projected benefit obligation 21,848 33,897 Unrecognized net gain (35,474) (33,767) Prior service cost not yet recognized in net periodic pension cost 6,166 6,647 Unrecognized net obligation at Oct. 1, 1985, being recognized over 20 years 1,898 2,104 --------- ---------- Prepaid (accrued) pension cost recognized on the consolidated balance sheet $ (5,562) $ 8,881 - -------------------------------------------------------------------------------- The weighted average discount rate for 1995 and 1994 was 7.75% and 8.25%. Projected pension obligations assume pay increases averaging 6% in 1995 and 1994. The assumed long-term rate of return on assets was 8.75% for 1995 and 1994. BNI Coal, ADESA and Heater have defined contribution pension plans covering eligible employees. The aggregate annual pension cost for these plans was about $800,000, $600,000 and $700,000 in 1995, 1994 and 1993. Postretirement Benefits. The Company provides certain health care and life insurance benefits for retired employees. The regulatory asset for deferred postretirement benefits is being amortized in electric rates over a five year period beginning in 1995. Schedule of Postretirement Benefit Costs 1995 1994 - -------------------------------------------------------------------------------- In thousands Service cost $ 2,544 $ 2,545 Interest cost 3,624 4,389 Actual return on plan assets (103) (125) Amortization of transition obligation 1,213 3,085 ------- -------- Net periodic cost 7,278 9,894 Net amortization (deferral) 2,015 (6,285) ------- -------- Net cost $ 9,293 $ 3,609 - -------------------------------------------------------------------------------- Company policy is to fund the net periodic postretirement costs and the amortization of the costs deferred as the amounts are collected in rates. The Company is funding these benefits using Voluntary Employee Benefit Association (VEBA) trusts and an irrevocable grantor trust. The maximum tax deductible contributions are made to the VEBAs. The remainder of the funds are placed in the irrevocable grantor trust until the funds can be used to make tax deductible contributions to the VEBAs. The funds in the irrevocable grantor trust do not qualify as plan assets for purposes of SFAS 106 "Employers' Accounting for Postretirement Benefits Other Than Pensions." Postretirement Benefit Plan Funded Status-- December 31 1995 1994 - -------------------------------------------------------------------------------- In thousands Accumulated postretirement benefit obligation Retirees $(35,056) $(18,879) Fully eligible participants (9,414) (17,221) Other active participants (15,090) (25,151) -------- --------- (59,560) (61,251) Plan assets 5,702 2,486 -------- --------- Accumulated postretirement benefit in excess of plan assets (53,858) (58,765) Unrecognized transition obligation 39,397 45,040 -------- --------- Accrued postretirement benefit obligation $(14,461) $(13,725) - -------------------------------------------------------------------------------- 36 For measurement purposes, it was assumed per capita health care benefit costs would increase 12.25% in 1995 and that cost increases would thereafter decrease 1% each year until stabilizing at 5.25% in 2002. Accelerating the rate of assumed health care cost increases by 1% each year would raise the 1995 transition obligation by $6.8 million and service and interest costs by a total of $1.1 million. The weighted average discount rate used in estimating accumulated postretirement benefit obligations was 7.75% for 1995 and 8.25% for 1994. The expected long-term rate of return on plan assets was 8.75% for 1995 and 1994. Postemployment Benefits. The Company provides certain postemployment benefits to employees and their dependents during the time period following employment but before retirement. On Jan. 1, 1994, the Company adopted SFAS 112, "Employers' Accounting for Postemployment Benefits," which recognizes the estimated future cost of providing postemployment benefits on an accrual basis over the active service life of employees. Adoption of SFAS 112 resulted in a $2.2 million transition obligation. 16 Employee Stock Plans Employee Stock Ownership Plan. The Company has sponsored an ESOP since 1975, amending it in 1989 and 1990 to establish two leveraged accounts. The Company accounts for the ESOP in accordance with the American Institute of Certified Public Accountants' (AICPA) Statement of Position 93-6 (SOP 93-6). The 1989 leveraged ESOP account covers all nonunion Minnesota and Wisconsin employees who work more than 1,000 hours per year and have one year of service. The ESOP used the proceeds from a $16.5 million 15-year loan at 9.125%, guaranteed by the Company, to purchase 633,489 shares of Minnesota Power common stock on the open market in early 1990. These shares fund employee benefits totaling not less than 2% of the participants' salaries. The 1990 leveraged ESOP account covers Minnesota and Wisconsin employees who participated in the non-leveraged ESOP plan prior to Aug. 4, 1989. The ESOP issued a $75 million promissory note at 10.25% with a term not to exceed 25 years to the Company (Employer Loan) as consideration for 2.8 million shares of newly issued Minnesota Power common stock in November 1990. These shares are used to fund a benefit at least equal to the value of the following: (a) dividends on shares held in participants' 1990 leveraged ESOP accounts which are used to make loan payments, and (b) the tax savings generated from deducting all dividends paid on shares currently in the ESOP which were held by the plan on Aug. 4, 1989. The loans will be repaid with dividends received by the ESOP and with employer contributions. ESOP shares acquired with the loans were initially pledged as collateral for the loans. The ESOP shares are released from collateral and allocated to participants based on the portion of total debt service paid in the year. Schedule of ESOP Compensation and Interest Expense-- Year ended December 31 1995 1994 1993 - -------------------------------------------------------------------------------- In thousands Interest expense $1,258 $1,328 $1,361 Compensation expense 1,823 2,037 2,396 ------ ------ ------- Total $3,081 $3,365 $3,757 - -------------------------------------------------------------------------------- Schedule of ESOP Shares-- December 31 1995 1994 - -------------------------------------------------------------------------------- In thousands Allocated shares 1,633 1,635 Shares released for allocation 41 49 Unreleased shares 2,757 2,903 ------- ------- Total ESOP shares 4,431 4,587 - -------------------------------------------------------------------------------- Fair value of unreleased shares $78,241 $73,305 - -------------------------------------------------------------------------------- Employee Stock Purchase Plan. The Company has an Employee Stock Purchase Plan (ESPP). At Dec. 31, 1995, 222,663 shares of common stock were held in reserve for future issuance under the ESPP. The ESPP permits eligible employees to buy up to $23,750 per year in Company common stock. Purchases are at 95% of the stock's closing market price on the first day of each month. At Dec. 31, 1995, 421,629 shares had been issued under the ESPP. 37 17 Quarterly Financial Data (Unaudited) Information for any one quarterly period is not necessarily indicative of the results which may be expected for the year. Previously reported quarterly information has been revised to reflect reclassifications to conform with the 1995 method of presentation. These reclassifications had no effect on previously reported consolidated net income.
Quarter Ended March 31 June 30 Sept. 30 Dec. 31 - ---------------------------------------------------------------------------------------------------------- In thousands except earnings per share 1995 Operating revenue and income $146,688 $147,337 $186,121 $192,771 Operating income from continuing operations $8,404 $16,431 $23,663 $14,514 Income Continuing operations $23,805 $10,923 $15,685 $11,444 Discontinued operations 1,652 1,190 33 (26) -------- -------- -------- --------- Net Income $25,457 $12,113 $15,718 $11, 418 Earnings available for common stock $24,657 $11,313 $14,918 $10,617 Earnings per share of common stock Continuing operations $0.82 $0.35 $0.52 $0.37 Discontinued operations 0.05 0.05 - - ------- ------- ------- ------- $0.87 $0.40 $0.52 $0.37 - ---------------------------------------------------------------------------------------------------------- 1994 Operating revenue and income $139,869 $139,529 $140,755 $162,014 Operating income from continuing operations $11,019 $18,398 $18,636 $32,069 Income Continuing operations $9,482 $12,771 $14,300 $22,912 Discontinued operations (114) 199 899 884 -------- -------- -------- --------- Net Income $9,368 $12,970 $15,199 $23,796 Earnings available for common stock $8,568 $12,170 $14,399 $22,996 Earnings per share of common stock Continuing operations $0.31 $0.43 $0.48 $0.77 Discontinued operations (0.01) 0.01 0.03 0.04 ----- ----- ----- ----- $0.30 $0.44 $0.51 $0.81 - ----------------------------------------------------------------------------------------------------------
38 Definitions These abbreviations or acronyms are used throughout this document. Abbreviations or Acronyms Term - -------------------------------------------------------------------------------- APB Accounting Principles Board BNI Coal BNI Coal, Ltd. Boswell Boswell Energy Center Units No. 1, 2, 3 and 4 BTUs British thermal units Capital Re Capital Re Corporation CIP Conservation Improvement Programs Company Minnesota Power & Light Company and its Subsidiaries DRIP Automatic Dividend Reinvestment and Stock Purchase Plan ESOP Employee Stock Ownership Plan ESPP Employee Stock Purchase Plan FASB Financial Accounting Standards Board FERC Federal Energy Regulatory Commission FPSC Florida Public Service Commission Heater Heater Utilities, Inc. Hibbard M.L. Hibbard Station kWh Kilowatt-hour(s) Laskin Laskin Energy Center Lehigh Lehigh Acquisition Corporation Minnesota Minnesota Power & Light Company Power and its Subsidiaries MPCA Minnesota Pollution Control Agency MPUC Minnesota Public Utilities Commission MW Megawatt(s) MWh Megawatt-hour National National Steel Pellet Co. Note ___ Note ___ to the consolidated financial statements in the Minnesota Power 1995 Annual Report Reach All Reach All Partnership SFAS Statement of Financial Accounting Standards No. Square Butte Square Butte Electric Cooperative SRFI Superior Recycled Fiber Industries Joint Venture SSU Southern States Utilities, Inc. SWL&P Superior Water, Light and Power Company Price Ranges and Dividends Paid Per Share
New York Stock Exchange American Stock Exchange ------------------------ --------------------------------------------------------------------- Common 5% Series Preferred $7.36 Series Preferred ------------------------ ----------------------------- ---------------------------------- Dividends Dividends Dividends Quarter High Low Paid High Low Paid High Low Paid - -------------- ------- ------- --------- ------- ------- --------- -------- -------- ----------- 1995 - First $26 3/8 $24 1/4 $0.51 $62 $54 3/4 $1.25 $ 90 3/4 $ 86 $1.84 Second 28 25 1/4 0.51 65 1/4 59 1/2 1.25 95 1/2 90 1.84 Third 28 1/8 26 3/8 0.51 75 62 3/4 1.25 99 1/2 93 1.84 Fourth 29 1/4 27 1/2 0.51 69 64 1/2 1.25 101 1/2 96 1/4 1.84 ----- ----- ----- Annual $2.04 $5.00 $7.36 1994 - First $33 $28 $0.505 $73 $68 $1.25 $105 $100 $1.84 Second 30 1/8 25 0.505 68 1/2 61 1.25 101 93 3/4 1.84 Third 28 1/8 25 0.505 64 60 1/4 1.25 96 88 3/4 1.84 Fourth 26 5/8 24 3/4 0.505 64 55 1.25 91 5/8 84 3/4 1.84 ------ ----- ----- Annual $2.02 $5.00 $7.36
The Company has paid dividends without interruption on its common stock since 1948, the date of initial distribution of the Company's common stock by American Power & Light Company, the former holder of all such stock. Listed above are dividends paid per share and the high and low prices for the Company's common and preferred stock as reported by The Wall Street Journal, Midwest Edition. On Dec. 31, 1995, there were approximately 28,500 common stock shareholders. On Jan. 23, 1996, the Board of Directors declared a quarterly dividend of 51 cents, payable March 1, 1996, to common stock shareholders of record on Feb. 15, 1996. 39

                                                                  Exhibit 23(a)

                       Consent of Independent Accountants


We  hereby  consent  to the  incorporation  by  reference  in  the  Registration
Statement  on Form S-8 (No.  33-51989)  of the  Minnesota  Power and  Affiliated
Companies  Employee  Stock  Purchase  Plan of our report dated January 22, 1996,
appearing  on page 21 of  Minnesota  Power & Light  Company's  Annual  Report to
Shareholders  which is  incorporated in this Annual Report on Form 10-K. We also
consent  to the  incorporation  by  reference  of our  report  on the  Financial
Statement Schedule which appears on page 37 of this Form 10-K.

We also consent to the incorporation by reference in the Registration  Statement
on Form S-8 (No.  33-32033)  of the  Minnesota  Power and  Affiliated  Companies
Supplemental  Retirement Plan of our report dated January 22, 1996, appearing on
page 21 of Minnesota Power & Light Company's Annual Report to Shareholders which
is  incorporated  in this  Annual  Report on Form 10-K.  We also  consent to the
incorporation  by reference of our report on the  Financial  Statement  Schedule
which appears on page 37 of this Form 10-K.

We also consent to the incorporation by reference in the Prospectus constituting
part of the Registration  Statement on Form S-3 (No.  33-51941) of the Minnesota
Power & Light  Company  Common  Stock of our  report  dated  January  22,  1996,
appearing  on page 21 of  Minnesota  Power & Light  Company's  Annual  Report to
Shareholders  which is  incorporated in this Annual Report on Form 10-K. We also
consent  to the  incorporation  by  reference  of our  report  on the  Financial
Statement Schedule which appears on page 37 of this Form 10-K.

We also consent to the incorporation by reference in the Prospectus constituting
part of the Registration  Statement on Form S-3 (No.  33-50143) of the Minnesota
Power & Light  Company  Common  Stock of our  report  dated  January  22,  1996,
appearing  on page 21 of  Minnesota  Power & Light  Company's  Annual  Report to
Shareholders  which is  incorporated in this Annual Report on Form 10-K. We also
consent  to the  incorporation  by  reference  of our  report  on the  Financial
Statement Schedule which appears on page 37 of this Form 10-K.

We also consent to the incorporation by reference in the Prospectus constituting
part of the Registration  Statement on Form S-3 (No.  33-56134) of the Minnesota
Power & Light Company Automatic Dividend Reinvestment and Stock Purchase Plan of
our report  dated  January 22, 1996,  appearing on page 21 of Minnesota  Power &
Light  Company's  Annual Report to  Shareholders  which is  incorporated in this
Annual Report on Form 10-K. We also consent to the incorporation by reference of
our report on the Financial  Statement Schedule which appears on page 37 of this
Form 10-K.

We also consent to the incorporation by reference in the Prospectus constituting
part of the Registration  Statement on Form S-3 (No.  33-55240) of the Minnesota
Power & Light Company First Mortgage Bonds of our report dated January 22, 1996,
appearing  on page 21 of  Minnesota  Power & Light  Company's  Annual  Report to
Shareholders  which is  incorporated in this Annual Report on Form 10-K. We also
consent  to the  incorporation  by  reference  of our  report  on the  Financial
Statement Schedule which appears on page 37 of this Form 10-K.

We also consent to the incorporation by reference in the Prospectus constituting
part of the Registration  Statement on Form S-3 (No.  33-45551) of the Minnesota
Power & Light Company Serial Preferred Stock,  Cumulative,  Without Par Value of
our report  dated  January 22, 1996,  appearing on page 21 of Minnesota  Power &
Light  Company's  Annual Report to  Shareholders  which is  incorporated in this
Annual Report on Form 10-K. We also consent to the incorporation by reference of
our report on the Financial  Statement Schedule which appears on page 37 of this
Form 10-K.


Price Waterhouse LLP

PRICE WATERHOUSE LLP
Minneapolis, Minnesota
March 28, 1996


[Logo]  Ernst & Young LLP       - One Indiana Square     - Phone: 317 681 7000
                                  Suite 3400               Fax:   317 681 7216
                                  Indianapolis, Indiana
                                   46204-2094

                                                                  Exhibit 23(b)

                         Consent of Independent Auditors



We consent to the incorporation by reference in the registration  statements and
prospectuses  listed below of our report dated January 17, 1996 (except Note 13,
as to which the date is January  19,  1996),  with  respect to the  consolidated
financial  statements of ADESA Corporation (not presented  separately  therein),
included in the  consolidated  financial  statements of Minnesota  Power & Light
Company that are included in Minnesota  Power & Light  Company's  Annual  Report
incorporated  by reference in this Annual  Report (Form 10-K) for the year ended
December 31, 1995.

         
         Registration  Statement  (Form  S-8  No.  33-51989)  pertaining  to the
         Minnesota Power and Affiliated Companies Employee Stock Purchase Plan.

         Registration  Statement  on Form S-8 (No.  33-32033)  of the  Minnesota
         Power and Affiliated Companies Supplemental Retirement Plan.

         Prospectus constituting part of the Registration Statement on Form S-3
         (No. 33-51941) of the Minnesota Power & Light Company Common Stock.

         Prospectus constituting part of the Registration Statement on Form S-3
         (No. 33-50143) of the Minnesota Power & Light Company Common Stock.

         Prospectus  constituting part of the Registration Statement on Form S-3
         (No.  33-56134)  of the  Minnesota  Power  &  Light  Company  Automatic
         Dividend Reinvestment and Stock Purchase Plan.

         Prospectus  constituting part of the Registration Statement on Form S-3
         (No.  33-55240) of the Minnesota  Power & Light Company First  Mortgage
         Bonds.

         Prospectus  constituting part of the Registration Statement on Form S-3
         (No.  33-45551) of the Minnesota Power & Light Company Serial Preferred
         Stock, Cumulative, Without Par Value.



                                                              ERNST & YOUNG LLP


Indianapolis, Indiana
March 28, 1996

                                                                  Exhibit 23(c)


                           Consent of General Counsel

         The statements of law and legal conclusions under "Item 1. Business" in
the Company's  Annual Report on Form 10-K for the year ended  December 31, 1995,
have been  reviewed by me and are set forth  therein in reliance upon my opinion
as an expert.

         I hereby consent to the  incorporation  by reference of such statements
of law and legal conclusions in Registration Statement Nos. 33-51941,  33-50143,
33-56134,  33-55240 and 33-45551 on Form S-3, and  Registration  Statement  Nos.
33-51989 and 33-32033 on Form S-8.


Philip R. Halverson

Philip R. Halverson
Duluth, Minnesota
March 28, 1996