SOLO SERVE CORP
10-K, 1998-05-01
VARIETY STORES
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<PAGE>   1

                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549

                                    FORM 10-K

    [X]         ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
                         SECURITIES EXCHANGE ACT OF 1934

                   FOR THE FISCAL YEAR ENDED JANUARY 31, 1998

                                       OR

    [ ]      TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
                         SECURITIES EXCHANGE ACT OF 1934


                         Commission file number 0-19994

                             SOLO SERVE CORPORATION
             ------------------------------------------------------
             (Exact name of registrant as specified in its charter)

                   Delaware                            74-2048057
        ------------------------------             ------------------
       (State or Other Jurisdiction of             (I.R.S. Employer
        Incorporation or Organization)             Identification No.)

                 1610 Cornerway Blvd., San Antonio, Texas 78219
                 ----------------------------------------------
                    (Address of Principal Executive Offices)

                                 (210) 662-6262
                                 --------------
              (Registrant's telephone number, including area code)

           SECURITIES REGISTERED PURSUANT TO SECTION 12(b) OF THE ACT:
                                      None

           SECURITIES REGISTERED PURSUANT TO SECTION 12(g) OF THE ACT:
                     Common Stock, par value $.01 per share

         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. [ ]

         The aggregate market value of the voting stock (which consists of
shares of Common Stock and Preferred Stock) held by non-affiliates of the
registrant as of April 29, 1998 cannot be determined because there is not an
active trading market for the Company's stock. See Item 5 of this Report.

         The number of shares of the issuer's Common Stock, par value $.01 per
share, and Preferred Stock, par value $.01 per share, outstanding as of April
29, 1998, were 3,565,812 and 679,203 shares, respectively. Affiliates of the
registrant held 2,038,595 shares of the Common Stock, and all of the shares of
Preferred Stock, outstanding on April 29, 1998.




<PAGE>   2



                                    FORM 10-K
                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                       PART I
                                                                                                          Page
                                                                                                          ----
<S>                                                                                                       <C>

         Item 1.    Business.............................................................................. 3

         Item 2.    Properties............................................................................ 10

         Item 3.    Legal Proceedings..................................................................... 11

         Item 4.    Submission of Matters to a Vote of Security Holders................................... 11

         Item 4a.   Executive Officers of the Company..................................................... 11


                                                       PART II

         Item 5.    Market for Registrant's Common Equity and Related Stockholder Matters................. 12

         Item 6.    Selected Financial Data............................................................... 13

         Item 7.    Management's Discussion and Analysis of Financial Condition and Results of
                      Operations.......................................................................... 14

         Item 8.    Financial Statements.................................................................. 20

         Item 9.    Changes in and Disagreement with Accountants on Accounting and Financial
                      Disclosure.......................................................................... 20


                                                      PART III

         Item 10.   Directors and Executive Officers...................................................... 21

         Item 11.   Executive Compensation................................................................ 21

         Item 12.   Security Ownership of Certain Beneficial Owners and
                      Management.......................................................................... 21

         Item 13.   Certain Relationships and Related Transactions........................................ 21

                                                       PART IV

         Item 14.   Exhibits, Financial Statement Schedules, and Reports on
                      Form 8-K............................................................................ 22

         Index to Financial Statements and Schedules...................................................... F-1
</TABLE>



                                       2
<PAGE>   3



                                     PART I

ITEM 1. BUSINESS

GENERAL

         Solo Serve Corporation, a Texas corporation (the "Company" or "Solo
Serve"), operates a chain of off-price retail stores offering a wide selection
of name-brand and other merchandise at prices significantly below those of
traditional department and specialty stores. Solo Serve stores offer a wide
variety of fashion apparel for the entire family, as well as fragrances,
hosiery, shoes in certain locations and quality home furnishings. The Company
currently operates 27 Solo Serve stores in Texas and Louisiana.

         The Company was formed in Texas in 1979 to acquire all of the assets of
Solo Serve Company and was reincorporated in Delaware in December 1991. Prior to
February 9, 1996, Solo Serve Corporation common stock was quoted on the NASDAQ
National Market System under the symbol "SOLOQ." The Company was notified by
NASDAQ that the Company's common stock would no longer be eligible for trading
on the NASDAQ Stock Market effective February 9, 1996 because the Company's
request for an exception from the quantitative maintenance criteria required for
inclusion in the NASDAQ National Market System had been denied. Following
delisting from NASDAQ/NMS, the Company's common stock began trading on the
over-the-counter market and the quotes are carried in the "pink sheets." The
Company's common stock is not actively traded.

         On July 21, 1994, the Company filed a petition under Chapter 11 of the
Bankruptcy Code ("Chapter 11") in the United States Bankruptcy Court for the
Western District of Texas (the "Bankruptcy Court"). On July 6, 1995, the
Bankruptcy Court approved a Proposed Plan of Reorganization (the "Plan") jointly
sponsored by the Official Committee of Unsecured Creditors and Texas Commerce
Bank San Antonio, N.A. ("TCB"), which became effective on July 18, 1995. On the
effective date of the Plan, the Company issued 1,388,889 shares of convertible
Preferred Stock for an aggregate consideration of $2.5 million. All of the
shares of Preferred Stock were purchased by General Atlantic Corporation
("GAC"), the Company's largest stockholder. On April 17, 1996, the Bankruptcy
Court entered the Final Decree, which administratively closed Solo Serve's
Chapter 11 bankruptcy case.

         Pursuant to the Plan, the Company's existing common stock was subject
to a one-for-two reverse split. The shares of Preferred Stock issued in
connection with the Plan have a liquidation value of $1.80 per share, are
convertible to an equal number of shares of Common Stock, have voting rights on
an as converted basis, and are entitled to no preferential dividends. With the
issuance of shares of Preferred Stock mentioned above, GAC increased its
percentage ownership of the voting shares of the Company to approximately 62%
from its pre-reorganization interest of approximately 44%.

         In October 1997 and March 1998 certain members of Company management
(the "Management Holders") acquired a total of 1,964,686 shares of the Company's
Common Stock from GAC. This represented all of GAC's shares of Common Stock and
709,686 of its shares of Preferred Stock, which were converted into shares of
Common Stock at the time of the sale. GAC continues to own 679,203 shares of the
Company's Preferred Stock, which represents approximately 16% of the aggregate
voting stock of Solo Serve and all of the Company's issued and outstanding
shares of Preferred Stock.

         Currently the Company has a significant net operating loss
carryforward. Under applicable law and regulations, the Company's ability to
utilize its net operating loss carryforward to offset future earnings could be
severely limited if the Company experiences an ownership change as defined in
Section 382 of the Internal Revenue Code of 1986. The above mentioned equity
infusion by GAC and stock acquisition by the Management Holders have not caused
an ownership change as defined in Section 382. However, the Company's ability to
utilize its net operating loss carryforward could be adversely affected if a
purchaser were to acquire five percent (5%) or more of the Company's stock. The
Management Holders and GAC have entered into a Stockholders Agreement which
provides that no party thereto will sell, exchange, transfer or otherwise
dispose of shares of the Company's Common Stock or Preferred Stock owned by such
stockholder without the prior written consent of the other parties thereto and
no party will exercise incentive stock options or other rights to acquire
capital stock or will otherwise acquire capital stock of the Company without the
prior written consent of the others. The Stockholders Agreement provides that
the certificates representing shares of capital stock of the Company 


                                       3
<PAGE>   4

currently held by the parties, as well as any additional shares issued to the
parties, shall each bear a legend evidencing the existence of the Stockholders
Agreement and the restrictions upon transfer contained therein. The Stockholders
Agreement terminates on March 17, 2001 unless terminated earlier or extended by
agreement of all parties.

         The Company's business has been affected by a number of factors,
including increased competition in its principal markets, weakness in the
apparel industry, unfavorable economic conditions in certain markets and other
factors, many of which are not within the Company's control. Increased
promotional activities by other retailers as well as the opening of additional
store locations in the Company's principal markets have resulted in significant
sales decreases. The Company has maintained inventory at planned levels;
however, the Company has experienced and continues to experience an unstable
credit environment, principally with third party factors, which has from time to
time resulted in constraints on the Company's ability to receive certain
merchandise at optimum times and in optimum quantities. Continuing unfavorable
business conditions and financial performance could heighten vendor and factor
concern regarding the Company's creditworthiness, which could adversely affect
the Company's ability to receive sufficient trade credit support to acquire
adequate levels of inventory in the future. No assurance can be given that the
Company will be successful in its efforts to improve sales and operations and
reverse operating trends. Because of these uncertainties, any investment in the
Company's common stock should be considered speculative.

THE SOLO SERVE STORE

         The Solo Serve stores are designed to create a departmentalized
atmosphere through merchandise presentation and abundant in-store signing. The
Company seeks to create an attractive, comfortable shopping environment that
draws customers' attention to the broad assortment of value-priced branded
merchandise.

         Merchandise departments are well-signed, easily distinguished and
typically configured around a "racetrack" aisle designed to optimize the
customer's visual impressions of the quality and quantity of the store's
merchandise. Display fixtures along with capacity racks are used to highlight
the store's broad merchandise assortment. In-store signs and product displays
highlight famous designers' and manufacturers' names and reinforce the Company's
value pricing. Store entrances are designed to create a brand, price, fashion
and service statement specifically geared to appeal to the customer profile of
each store which usually features fragrance showcases, prominent branded men's
and women's apparel and a customer service desk. In the fourth quarter of fiscal
1997 and continuing into fiscal 1998, the Company has continued to refine its
analysis of sales and margin results by department and category of product and
their performance in relationship to space location and allocation of selling
square footage. Management believes the adjustments in store fixtures,
department location and selling square footage made as a result of its analysis
were instrumental in the Company's improved margin and sales over prior year 
late in the fourth quarter of fiscal 1997.

         Solo Serve stores have historically been located in metropolitan areas
in large strip shopping centers. Solo Serve stores typically vary in size from
25,000 to 30,000 total square feet, with an average of approximately 23,000
square feet of selling space and a 3,000-square-foot storage facility. In July
and October 1997, the Company opened two new stores in Texas markets smaller
than those historically served by the Company. The Company faces less direct
competition from larger off-price retailers, traditional department and
specialty stores in these smaller markets and can operate under a lower
occupancy expense structure than that generally experienced in stores located in
metropolitan areas. Management believes that the early results of these two
stores indicate that future expansion into these type of markets can be
successful and plans to seek attractive opportunities for new stores in these
types of markets in fiscal 1998.

         The Company has entered into an agreement whereby the landlord will
buyout and terminate the lease of one under-performing store in Austin, Texas.
The Company previously closed a store in Shreveport, Louisiana in July 1997, but
remained subject to continuing lease payment obligations for the term of the
lease. Due to changing market conditions in Shreveport, the Company intends to
relocate the assets of the Austin store to the Shreveport, Louisiana location
and reopen the store in June 1998.



                                       4
<PAGE>   5

MERCHANDISING STRATEGY

         The Company emphasizes nationally-recognized branded merchandise in its
stores, which the Company prices significantly below traditional department and
specialty stores. The Company seeks to manage the inventory in its Solo Serve
stores to achieve a high turnover rate and to provide the stores with fresh
merchandise on a frequent basis. Discount prices and high inventory turnover are
made possible by an opportunistic purchasing strategy which consists primarily
of branded goods purchased at incentive prices, of in-season cancellations by
major retailers, manufacturers' overruns, end-of-season closeouts, occasional
acquisitions of end-of-season inventory from well-known and upscale retail
companies, and an efficient distribution system permitting quick delivery of new
merchandise to the stores. First quality, name-brand merchandise remains the
primary focus of the Solo Serve store's product offering, but purchases of
selected irregulars, which are subject to strict quality control, permit the
Company to reinforce Solo Serve's "price-value" message. Through frequent
promotions and a changing variety of quality, off-price merchandise in the
stores, the Company seeks to frequently attract the knowledgeable,
value-conscious customer into the store.

         The Company's broadest merchandise selection is in apparel for women,
men and children. Women's merchandise lines include dresses, separates,
coordinates, activewear, and outerwear and is further segmented into juniors,
misses, petites and plus sizes. Handbags, sleep and lounge wear, intimate
apparel and casual and dress shoes in some stores complement the women's apparel
group. Men's apparel includes name brand product in dress shirts, ties, basics,
casual sportswear, activewear, dress slacks, jeans, and outerwear. The
children's department also features name brand product and is designed to offer
exceptional values for families with young children. Children's merchandise
lines include a wide selection of infants' and toddlers' apparel and basics;
girls' sportswear, dresses, lingerie, sleep wear, active wear, basics and
outerwear in sizes 4 to 6x and 7 to 14; and boys' tops, bottoms, jeans,
activewear, basics and outerwear in sizes 4 to 7 and 8 to 20.

         During 1997 the Company expanded its product offering of domestics,
home decor and gifts. This department now offers a wider assortment of name
brand bedding, linens, glassware, decorative accents, furniture and gift items
than in years past. Also, the Company has expanded the square footage of the
department, upgraded the display fixtures and in some cases relocated the
department to a more prominent position on the selling floor.

         Solo Serve stores also offer an extensive and in-depth selection of
prestige fragrances in a department store format under an exclusive supply
agreement (the "Model Agreement") with a major fragrance supplier, Model
Imperial, Inc. ("Model"). The Company operates the department in its stores and
sells Model's fragrances. Under the terms of the Model Agreement, the Company
supplies staffing and receives a commission on actual sales. Although the
Company retains some discretion over merchandise mix, Model is primarily
responsible for the ultimate selection and pricing of fragrances. Model filed
for protection from its creditors under Chapter 11 on July 18, 1996. On
September 15, 1997 the court approved Model's plan of reorganization. The
Company has not experienced any disruption in its supply of fragrances from
Model.

         The Company had granted a license to an independent licensee to operate
fine jewelry departments in the 12 San Antonio Solo Serve stores. Under the
license agreement, which was to expire August 31, 1999, the licensee agreed to
pay to the Company a base rental amount and a percentage of its sales in excess
of specified amounts. These jewelry departments typically occupied 200 square
feet of selling space in each of the 12 San Antonio stores. In February 1998,
the Company terminated the agreement and entered into an agreement with another
entity to operate similar departments in six of the San Antonio stores.

         During fiscal 1998, management plans to continue placing special
emphasis on merchandising and marketing specifically to the econo-socio-ethnic
background of the trade area and customer base of individual stores. This
includes, but is not limited to, market-specific or store-specific tailoring of
the product offerings, including price points, sizing, brands, assortments,
categories, and promotions. Additionally, greater emphasis will continue to be
placed on planning of stock levels and allocating of product by category and
price points to meet the needs of the individual store and its customer base.
Management believes that these efforts and a reduction in turnaround time in its
distribution center will increase sales, reduce overall inventory levels and
enhance cash flow.



                                       5
<PAGE>   6

PRICING STRATEGY

         The Company's pricing strategy is designed to provide exceptional value
to its customers. Solo Serve stores offer merchandise at prices significantly
below those charged by traditional department and specialty stores. Most price
tickets display the Solo Serve selling price as well as the comparable selling
price of the item at traditional department or specialty stores. In addition,
the ticket clearly identifies whether the item is first quality or an irregular.
Pricing decisions are made centrally by the Company's staff of buyers, subject
to review by the general merchandise manager. Management periodically monitors
its competitors' prices in order to ensure that the Company's prices remain
competitive. The Company's management information systems provide ongoing
information enabling the Company's buyers to track sales by unit and category
and adjust current prices when appropriate. During 1997, management reduced
promotional pricing activity and increased selective initial markups as compared
to historical levels.

         The Company's advertised promotions are designed to permit Solo Serve
customers to realize additional savings over the already discounted prices,
encourage customers to visit the stores regularly and reinforce Solo Serve's
image as a dependable source of quality goods at substantial savings. Price
reductions are taken on fashion merchandise to maximize inventory turnover and
offer additional value opportunities to customers. Management periodically
reviews and adjusts its pricing strategies and promotional activities in an
effort to more effectively convey its price/value message and encourage frequent
visits to its stores.

PROMOTIONAL STRATEGY

         In the fourth quarter of fiscal 1997, the Company initiated a new
marketing strategy that involves direct mail and a frequent shopper program. The
Company utilized internal resources and external consultants to develop a
database of people who shop in the Company's stores, and began marketing to them
through special direct mail promotions. Customers who are members of the
frequent shopper program, Solo Savers Club, receive special discounts one day
each week and on their birthday, are eligible for special monthly prize
drawings, and receive advance notice of special promotional events. During 1998,
the Company plans to expand its database, target potential new customers, and
increase its use of direct mail promotions and special events to encourage
frequent shopping at Solo Serve and customer loyalty. The above strategy will
continue to be supported by an advertising and promotional program designed
principally to reinforce Solo Serve's image as a value-priced retailer for the
entire family. Some advertising will continue to be directed at the general
population through newspaper advertisements, special promotional events,
television and radio and be focused on advertising specific merchandise or
categories offered at opportunistic or at discounted prices. The Company will
continue to strive to encourage frequent shopping from customers by presenting
the customer with an ever-changing mix of merchandise. Media promotions are
reinforced by in-store signage highlighting famous designers' and manufacturers'
names and by pricing statements comparing Solo Serve's prices to those of
department and specialty stores.

         The Company maintains an in-house advertising department that currently
produces substantially all of the Company's print advertising and in-store
signage. Computerized graphics technology is used to produce camera-ready print
media, which management believes results in more timely and cost effective
production than would be possible with third-party providers.

VENDOR RELATIONSHIPS AND PURCHASING STRATEGY

         In an effort to ensure a steady supply of brand-name and other
merchandise, the Company has developed long-standing relationships with certain
of its suppliers. The Company maintains a central buying staff in San Antonio.
Management believes that the San Antonio buyers are best able to understand the
preferences of customers in the Company's markets. These buyers make frequent
trips to New York (where the Company maintains an office without staff) and Los
Angeles, and are continually in contact with market and buying resources
throughout the country. The Company's buying staff is comprised of experienced
off-price buyers, some of whom also have experience with traditional department
stores. The buying staff is supervised by the general merchandise manager who
reports to the Chief Executive Officer.


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<PAGE>   7

         The Company actively pursues additional branded sources of supply and
is continually attempting to upgrade its merchandise assortments. During fiscal
year 1997, the Company purchased goods from approximately 1,500 vendors. By
purchasing closer to and during the selling season and later in the merchandise
buying cycle than department and specialty stores, the Company believes it is
able to take advantage of favorable market conditions. This purchasing strategy
enables the Company to interpret and react to important fashion developments
during the selling season. Favorable merchandise costs are also realized by
purchasing from vendors offering in-season cancellations by major retailers,
manufacturers' overruns, end-of-season close outs, product ranges and selected
irregulars. While the Company believes its relationships with its vendors are
generally satisfactory, no assurances can be given that an adequate supply of
merchandise at attractive prices will continually be available in the future for
all of the Company's departments or that there will not be delays or disruptions
in the flow of merchandise to the Company's stores. See "Management's Discussion
and Analysis."

INVENTORY MANAGEMENT AND MERCHANDISE DISTRIBUTION

         The Company's current inventory management strategy is designed to
achieve high inventory turnover rates while enabling the Company to provide its
stores with fresh merchandise on a frequent basis and improving gross margin as
a percentage of sales. By closely monitoring sales, current inventory levels and
fashion trends and comparing them with on-order merchandise, the Company seeks
to manage its inventory turnover by making necessary purchasing adjustments.

         The Company operates a 440,000 square-foot headquarters facility and
distribution center which is located on a 24-acre parcel of land in San Antonio,
Texas. This facility houses executive offices, central buying, advertising,
management information systems and administrative staff in 40,000 square feet of
office space and a 400,000 square-foot receiving, distribution and warehouse
area.

         The Company uses a centralized distribution system in which all
merchandise is processed through its distribution center and allocated to the
Company's stores. Merchandise received at the distribution center is checked,
price-ticketed, assigned to individual stores, packed for delivery and shipped
floor ready. The Company utilizes its distribution personnel and systems to
assign merchandise to stores based primarily on store volume and known
historical customer purchasing patterns. The distribution system complements the
Company's promotional advertising strategy by prioritizing and processing
featured merchandise through the Company's distribution center on an expedited
basis. The Company uses its distribution facility to take advantage of assorted
merchandise lots and product ranges at deep discounts, which can be sorted and
priced at the distribution center.

         The Company delivers merchandise from its distribution center to the
stores by means of contract carriers or the Company's trucks, typically twice
each week. The distribution center is conveniently located near major
north-south and east-west highways, facilitating efficient distribution to the
Company's stores.

MANAGEMENT INFORMATION SYSTEMS

         The Company operates a computerized merchandise planning system that
management believes improves inventory management by allowing for timely
response to business trends, and the management of lower average store
inventories. The system allows personnel to manage inventory allocation and
store inventory planning by department and category. During 1997, the Company
began to utilize some of the information collected by the system to perform more
detailed analysis of sales by product category and market than had previously
been possible. Management believes this information improved buying and
allocating decisions during fiscal 1997, and that the Company's performance can
be improved by continued and expanded analysis available as additional
historical data is accumulated.

         During 1997 the Company piloted a new point of sale ("POS") cash
register system at three stores. The new system speeds customer check-out,
improves customer service, and enhances reporting capabilities. Subject to
securing acceptable financing, the Company plans to install the new system in
all of its stores during fiscal 1998.



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<PAGE>   8

IMPACT OF YEAR 2000

         An issue affecting most businesses today, including the Company, is
whether computer systems and applications will properly function from and after
the year 2000 (the "Year 2000 Issue"). The Year 2000 Issue is the result of
computer programs being written using two digits rather than four to define the
applicable year. Any information system that uses dates to function may
recognize a date using "00" as the year 1900 rather than the year 2000 or may
otherwise fail to process information accurately due to the Year 2000 Issue,
which could result in a system failure or miscalculations causing disruptions of
operations, including, among other things, a temporary inability to process
transactions or engage in normal business activities. The Company is in the
process of reviewing potential system problems related to the Year 2000 Issue,
and management believes that the Company will modify or replace significant
portions of its hardware and software to address the Year 2000 Issue, including
cash registers in the Company's stores. The Company is not yet able to estimate
the cost to of its compliance efforts with respect to the Year 2000 Issue.
Although no assurances can be made, management presently does not expect such
costs to have a material adverse effect on the future results of operations of
the Company.

         The Company is contacting its significant suppliers to determine the
extent to which the Company's interface systems are vulnerable to those third
parties' failure to remediate their own Year 2000 Issues. However, there can be
no guarantee that the systems of the other companies on which the Company's
systems rely will be timely converted, or that the failure of such third party
systems to adequately address the Year 2000 Issue would not have an adverse
effect on the Company's ability to do business.

         The Company will utilize both internal and external resources to
reprogram, upgrade and test its information systems Year 2000 Issue
modifications. The Company currently anticipates completing the Year 2000 Issue
project not later than February 28, 1999, which is prior to any anticipated
impact on its operating systems.

         Management presently believes that with modifications to and
replacement of existing software and hardware, the Year 2000 Issue will not pose
significant operational problems for its information systems. If remediation
efforts are not timely made, if appropriate modifications are not made by the
Company's suppliers on a timely basis, or if the actual costs of the remediation
efforts exceed management's expectations, the Year 2000 Issue could have a
material adverse impact on the operations and financial results of the Company.

COMPETITION

         The national apparel market is highly fragmented and competitive. In
addition to price, the Company believes the principal competitive factors in the
retail apparel industry are merchandise assortment, quality and presentation,
relationships with vendors, store location, operating costs, and customer
service. The Company faces significant competition for customers and merchandise
supply from other off-price apparel stores and discount stores. Many of these
competitors are units of large national or regional chains that have
substantially greater resources than the Company. Among other advantages, the
availability of greater resources permits large national and regional chains to
buy merchandise in larger lots and therefore at better prices; to leverage their
general and administrative expenses over a larger sales base; to selectively
adopt more aggressive pricing or promotional strategies in certain markets when
it is deemed to be advantageous from a competitive standpoint; and to establish
and maintain relationships with suppliers who provide access to certain higher
profile branded merchandise. Additionally, as certain larger national and
regional competitors open new stores, they have been able to secure locations in
new retail developments with better tenant mix and demographics than many Solo
Serve stores.

         Historically, Solo Serve stores have competed with other off-price
stores by offering a large selection of name-brand merchandise at competitive
prices; with discount stores by offering higher-quality name-brand fashions at
comparable price points; and with traditional department stores by offering
similar name-brands at substantially reduced prices. In recent years larger
off-price chains have significantly expanded their presence in the Company's
historical markets. Moreover, the off-price apparel business has become more
competitive as traditional department stores have adopted more aggressive
pricing and promotional strategies and as discount stores have improved and
enhanced their merchandise selections while continuing to offer discount prices.
Additionally, the growth of fashion-branded outlet malls has somewhat
constricted, and may further constrict, the supply of branded merchandise
formerly available to off-price retailers.





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<PAGE>   9

         In the Company's principal markets, San Antonio and New Orleans, larger
national and regional competitors have opened additional store locations and
more locations are planned. The Company hopes to overcome these disadvantages by
being more responsive to its customers' preferences in product mix and
presentation than its competitors and by expanding its store base into smaller
markets where it will face less direct competition. See "Management's Discussion
and Analysis."

EMPLOYEES

         During fiscal year 1997, the Company's work force consisted of an
average of approximately 950 forty-hour equivalent employees, referred to by the
Company as "associates." This employee base consisted of approximately 475
full-time associates and an additional 475 part-time associates. Substantial
seasonality is associated with employment levels. The Company expects the
employee base in fiscal 1998 to be approximately the same as 1997 except for
increases directly associated with any increase in the number of stores.

         Management believes that the Company's associates are paid
competitively with current local standards in the industry. The Company
contributes a portion of the cost of medical and life insurance coverage for
those associates who are eligible to participate in Company-sponsored plans. The
Solo Serve 401(k) Retirement Savings Plan and Trust is also available to
eligible associates. All associates also receive discounts on purchases of
Company merchandise in the stores. The Company considers its relationship with
its associates to be satisfactory.

CREDIT SALES

         The Company offers customers several methods of payment, including
cash, personal checks and third-party credit cards (American Express, Discover,
MasterCard, and Visa). Solo Serve stores also offer a layaway deferred payment
plan. The Company does not have a private label credit card.




                                       9
<PAGE>   10




ITEM 2. PROPERTIES

STORE LOCATIONS AND PROPERTIES

         The table below shows the location and opening dates of each of the
Company's 27 stores in operation at the end of fiscal 1997:

<TABLE>
<CAPTION>
STORE MARKET                                                  STORE MARKET
LOCATION                   OPENING DATE                       LOCATION                  OPENING DATE
- ---------------            ------------                       ---------------           ------------
<S>                        <C>                                <C>                       <C>
San Antonio, TX            1919                               San Antonio, TX           September 1988
San Antonio, TX            May 1959                           San Antonio, TX           August 1989
San Antonio, TX            May 1970                           Corpus Christi, TX        March 1990
San Antonio, TX            February 1981                      San Antonio, TX           October 1990
San Antonio, TX            July 1981                          McAllen, TX               September 1992
Austin, TX                 November 1981                      Austin, TX                October 1990
New Orleans, LA            July 1983                          Laredo, TX                July 1991
New Orleans, LA            September 1983                     San Antonio, TX           March 1992
New Orleans, LA            October 1984                       Brownsville, TX           August 1992
Corpus Christi, TX         March 1985                         San Antonio, TX           March 1994
New Orleans, LA            September 1985                     Austin, TX                March 1994
New Orleans, LA            November 1985                      San Angelo, TX            July 1997
San Antonio, TX            November 1985                      Brownwood, TX             October 1997
San Antonio, TX            April 1988
</TABLE>

         In fiscal 1995 the Company closed its one store located in Montgomery,
Alabama. In fiscal 1996 the Company closed one of its Austin stores. In fiscal
1997 the Company closed its three stores in Mobile, Alabama, Baton Rouge,
Louisiana and Shreveport, Louisiana. The Company plans to reopen the Shreveport
store in mid-1998.

         The Company owns the real estate and improvements on which three of its
Solo Serve stores in San Antonio, Texas are located and leases the remainder of
its stores. The leases have remaining terms ranging from 4 months to 14 years,
with renewal options at higher fixed rates in most cases. Most of the leases
provide for percentage rent over sales breakpoints. The Company presently leases
an office in New York for the use of its buyers when they make buying trips.

         Subsequent to year end, on April 6, 1998, the Company sold and leased
back its 440,000 square foot distribution center and corporate office in San
Antonio, Texas. The buyer assumed the outstanding mortgage notes, and the
Company realized approximately $1 million in cash, net of selling costs, debt
assumption, and deposits.  The Company has signed a 10 year lease for the
property, and will continue to occupy the facility.

         The Company has entered into an agreement to sell and lease back the
three owned store locations. The buyer recently extended its option to purchase
the properties for 120 days and paid an additional $150,000 in nonrefundable
earnest money directly to the Company. Although the transaction is expected to
close by September 1, 1998, there can be no assurance that the agreement will be
consummated.

         See "Management's Discussion and Analysis--Liquidity and Capital
Resources."

SERVICE MARKS

         "Solo Serve" and "Solo" are service marks that have been registered by
the Company with the U.S. Patent and Trademark Office.



                                       10
<PAGE>   11




ITEM 3.  LEGAL PROCEEDINGS

         From time to time, the Company is involved in litigation relating to
claims arising out of its operations in the normal course of business. In the
opinion of management, the outcome of this litigation will not have a material
effect on the Company.

ITEM 4.  SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS

         No matter was submitted to a vote of security holders of the Company
during the fourth quarter of the fiscal year ended January 31, 1998.

ITEM 4A. EXECUTIVE OFFICERS OF THE COMPANY

         Charles M. Siegel, age 59, became employed by the Company in August
1996 as President and Chief Executive Officer. He joined the Company as a
full-time consultant and Acting Chief Operating Officer in early July 1996.
Prior to joining the Company, Mr. Siegel was President, Chairman and Chief
Executive Officer of 50-Off Stores, Inc., which in 1988 became the successor
organization to Shoppers World stores, for which Mr. Siegel was a member of the
founding executive group in 1975.

         Ross E. Bacon, age 53, became Chief Operating and Financial Officer and
Executive Vice President of the Company in September 1996. He had joined the
Company in July 1996 as Chief Financial Officer. From 1994 to 1996, Mr. Bacon
was a self-employed financial consultant, and from 1993 to 1994, he was Vice
President and Chief Financial Officer of Telecommunications Management, Inc.,
the parent company of Discount Cellular and Paging, a San Antonio-based cellular
telephone and paging company. Mr. Bacon was Vice President and Chief Financial
Officer of Flowers to Go, Inc. from 1992 until 1993.

         Mark J. Blankenship, age 45, became Senior Vice President of Planning
and Allocation of the Company in June 1997. He had joined the Company in April
1994 as Vice President - Divisional Merchandise Manager. Prior to joining the
Company, Mr. Blankenship was Senior Vice President - General Merchandise Manager
of Stage Stores, Inc. in Houston, Texas.

         Terry Lalosh, age 50, became Senior Vice President - General
Merchandise Manager of the Company in June 1997. He joined the Company in
August, 1995 as Divisional Merchandise Manager. From 1992 until July 1995, Mr.
Lalosh was Vice President - Divisional Merchandise Manager of Marshalls, a
national off-price retailer headquartered in Andover, Massachusetts.





                                       11
<PAGE>   12





                                     PART II

ITEM 5. MARKET FOR REGISTRANT'S COMMON EQUITY AND RELATED STOCKHOLDER MATTERS

         Prior to February 9, 1996, Solo Serve Corporation common stock was
quoted on the NASDAQ National Market System under the symbol "SOLOQ." The
Company was notified by NASDAQ that the Company's common stock would no longer
be eligible for trading on the NASDAQ Stock Market effective February 9, 1996
because the Company's request for an exception from the quantitative maintenance
criteria required for inclusion in the NASDAQ National Market System had been
denied. Following delisting from NASDAQ/NMS, the Company's common stock began
trading on the over-the-counter market and the quotes are carried in the "pink
sheets." There are few trades in the Company's common stock. The following table
sets forth, for the periods indicated, the range of high and low closing bid
prices of the Common Stock of the Company in the over-the-counter market since
February 9, 1996, as reported by the National Quotation Bureau.

<TABLE>
<CAPTION>
                                                      High            Low
                                                      ----            ---
         <S>                                        <C>            <C>    
         February 9, 1996 to May 4, 1996            $0.1250        $0.1250
         Quarter ended August 3, 1996                 .2500          .1250
         Quarter ended November 2, 1996               .4375          .1875
         Quarter ended February 1, 1997               .1875          .0938
         Quarter ended May 3, 1997                    .1563          .0938
         Quarter ended August 2, 1997                 .1875          .1563
         Quarter ended November 1, 1997               .4375          .1563
         Quarter ended January 31, 1998               .5625          .3750
</TABLE>

         These price quotations reflect inter-dealer prices, without adjustments
for retail mark-ups, mark-downs or commissions and may not necessarily represent
actual transactions. On April 29, 1998, there were 3,565,812 shares of common
stock outstanding, held by 162 holders of record.

         The Company has paid cash dividends on its common stock in prior years.
However, since the Company has been publicly held, the Company has never
declared or paid any cash dividends on the common stock. Furthermore, certain
covenants in various credit agreements of the Company restrict the payment of
dividends on the common stock.




                                       12
<PAGE>   13





ITEM 6. SELECTED FINANCIAL DATA

         The following data has been derived from the Company's audited
financial statements, including those found elsewhere in this Annual Report on
Form 10-K for the year ended January 31, 1998. The selected financial data below
should be read in conjunction with "Management's Discussion and Analysis of
Financial Condition and Results of Operations" and with those audited financial
statements.

<TABLE>
<CAPTION>
                                                                                           Fiscal Year Ended
                                                               -------------------------------------------------------------------
                                                                Jan. 29,      Jan. 28,       Feb. 3,       Feb. 1,       Jan. 31,
                                                                  1994          1995          1996          1997           1998
                                                               ----------     ---------     ---------     ---------     ----------
                                                                            (in thousands, except operating and per share data)
<S>                                                             <C>           <C>           <C>          <C>             <C>      
Number of Weeks in Fiscal Year                                      52            52            53            52            52
INCOME STATEMENT DATA:
  Net revenues                                                  $ 169,053     $ 138,925     $ 109,823     $  95,238     $  82,046
  Cost of goods sold (including buying and
     distribution excluding depreciation shown below)             120,293       100,687        83,474        67,485        57,303
                                                                ---------     ---------     ---------     ---------     ---------
  Gross profit                                                     48,760        38,238        26,349        27,753        24,743
  Selling, general and administrative expense                      50,000        39,013        29,620        28,203        26,414
  Depreciation and amortization                                     4,075         3,748         2,815         2,421         2,062
  Store closure expense                                             1,500          --            --            --             622
  Write off of property and equipment                                --            --            --             525          --
  Non recurring item                                                 --            --            --             464          --
                                                                ---------     ---------     ---------     ---------     ---------
  Operating income (loss)                                          (6,815)       (4,523)       (6,086)       (3,860)       (4,355)
  Interest expense, net                                             1,237         1,090         1,129         1,624         1,934
                                                                ---------     ---------     ---------     ---------     ---------
  Income (loss) before income taxes,
     reorganization items, and extraordinary item                  (8,052)       (5,613)       (7,215)       (5,484)       (6,289)
  Reorganization items                                               --           6,262         1,787          --            --
  Provision for (benefit from) income taxes                        (3,070)        3,661        (1,418)         --            --
                                                                ---------     ---------     ---------     ---------     ---------
  Income (loss) before extraordinary item
                                                                   (4,982)      (15,536)       (7,584)       (5,484)       (6,289)
  Extraordinary item                                                 --            --           2,753          --            (267)
                                                                ---------     ---------     ---------     ---------     ---------
  Net income (loss)                                             $  (4,982)    $ (15,536)    $  (4,831)    $  (5,484)    $  (6,556)
                                                                =========     =========     =========     =========     =========
  Income (loss) per common share before extraordinary item      $   (1.70)    $   (5.45)    $   (2.10)    $   (1.92)    $   (2.20)
  Net income (loss) per common share (basic and diluted)(1)     $   (1.70)    $   (5.45)    $   (1.34)    $   (1.92)    $   (2.30)
  Dividends declared per common share                                --            --            --            --            --
Weighted average shares outstanding                                 2,919         2,850         3,605         2,856         2,856
BALANCE SHEET DATA (AT PERIOD END):
  Total assets                                                  $  57,753     $  54,692     $  33,300     $  26,387     $  26,384
  Long-term debt (including capital lease obligations)          $  17,998     $       5     $  15,136     $  14,961     $  13,341
  Note payable to stockholder                                        --            --            --            --       $     500
  Liabilities subject to compromise                             $    --       $  33,385     $     461     $    --       $    --
  Total stockholders' equity (deficit)                          $  27,572     $  12,148     $   9,817     $   4,333     $  (2,223)
OPERATING DATA:
  Number of stores in operation at end of period                       46            30            29            28            27
  Number of stores opened during period                                 8             2          --            --               2
  Number of stores closed during period                                 3            18             1             1             3
  Comparable store net sales increase (decrease)(2)                  (5.9%)       (11.2%)        (5.6%)       (10.6%)       (11.4%)
  Selling square footage in operation at end of period
     (in thousands)                                                   996           701           675           657           626
  Sales per selling square foot                                 $     187     $     169     $     161     $     143     $     123
  Average sales per store (in thousands)                        $   4,244     $   3,984     $   3,758     $   3,360     $   2,860
</TABLE>

(1) See Note 1 of Notes to Financial Statements.
(2) Comparable store sales are calculated by excluding the net sales of stores 
for any week of one period if the store was not open during the same week of the
prior period. Net sales are not included for the first four weeks following a
store opening. In fiscal 1995, a 53 week year, the extra week was excluded from
comparable store sales.




                                       13
<PAGE>   14





ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
        OF OPERATIONS


                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
                  FINANCIAL CONDITION AND RESULTS OF OPERATIONS

<TABLE>
<CAPTION>
                                               NUMBER OF STORES
                                Fiscal 1995       Fiscal 1996       Fiscal 1997
                                -----------       -----------       -----------
<S>                                  <C>               <C>               <C>
Beginning of year                    30                29                28
First Quarter Additions               0                0                  0
First Quarter Dispositions            0                0                  0
Second Quarter Additions              0                0                  1
Second Quarter Dispositions          (1)               0                 (2)
Third Quarter Additions               0                0                  1
Third Quarter Dispositions            0               (1)                 0
Fourth Quarter Dispositions           0                0                 (1)
                                     --               --                 --  
END OF YEAR                          29               28                 27
                                     --               --                 -- 
</TABLE>

RESULTS OF OPERATIONS
As a percentage of sales

<TABLE>
<CAPTION>
                                                          Fiscal 1995       Fiscal 1996     Fiscal 1997
                                                          -----------       -----------     -----------
<S>                                                       <C>               <C>             <C>  
Net revenues                                              100.0%               100.0%       100.0%           
Cost of goods sold, including buying and distribution                                                  
  costs                                                    76.0                 70.9         69.8      
                                                          -----                -----        -----      
Gross profit                                               24.0                 29.1         30.2      
Selling, general and administrative expense                27.0                 29.6         32.2      
Depreciation and amortization                               2.6                  2.5          2.5      
Store closure expense                                      --                   --            0.8      
Write down of property and equipment                       --                    0.5         --        
Non recurring item                                         --                    0.5         --        
                                                          -----                -----        -----      
Operating loss                                             (5.6)                (4.0)        (5.3)     
Interest expense                                            1.0                  1.7          2.4      
                                                          -----                -----        -----      
Loss before income taxes, reorganization and                                                           
  extraordinary items                                      (6.6)                (5.7)        (7.7)     
                                                          -----                -----        -----      
Reorganization items                                       (1.6)                --           --        
(Provision for) benefit from income taxes                   1.3                 --           --        
                                                          -----                -----        -----      
Loss before extraordinary item                             (6.9)                (5.7)        (7.7)     
Extraordinary item, net of tax                              2.5                 --           (0.3)     
                                                          -----                -----        -----      
Net loss                                                   (4.4)%               (5.7)%       (8.0)%    
                                                          =====                =====        =====      
</TABLE>





                                       14
<PAGE>   15





PLAN OF REORGANIZATION

         On July 21, 1994, the Company filed a petition under Chapter 11 of the
Bankruptcy Code ("Chapter 11") in the United States Bankruptcy Court for the
Western District of Texas (the "Bankruptcy Court"). On July 6, 1995, the
Bankruptcy Court approved a Proposed Plan of Reorganization (the "Plan") jointly
sponsored by the Official Committee of Unsecured Creditors and Texas Commerce
Bank San Antonio, N.A. ("TCB"), which became effective on July 18, 1995. On the
effective date of the Plan, the Company issued 1,388,889 shares of convertible
Preferred Stock for an aggregate consideration of $2.5 million. All of the
shares of Preferred Stock were purchased by General Atlantic Corporation
("GAC"), the Company's largest stockholder. On April 17, 1996, the Bankruptcy
Court entered the Final Decree, which administratively closed Solo Serve's
Chapter 11 bankruptcy case.

         Pursuant to the Plan, the Company's existing common stock was subject
to a one-for-two reverse split. The shares of Preferred Stock issued in
connection with the Plan have a liquidation value of $1.80 per share, are
convertible to an equal number of shares of Common Stock, have voting rights on
an as converted basis, and are entitled to no preferential dividends. With the
issuance of shares of Preferred Stock mentioned above, GAC increased its
percentage ownership of the voting shares of the Company to approximately 62%
from its pre-reorganization interest of approximately 44%.

         In October 1997 and March 1998 certain members of Company management
(the "Management Holders") acquired a total of 1,964,686 shares of the Company's
Common Stock from GAC. This represented all of GAC's shares of Common Stock and
709,686 of its shares of Preferred Stock, which were converted into shares of
Common Stock at the time of the sale. GAC continues to own 679,203 shares of the
Company's Preferred Stock, which represents approximately 16% of the aggregate
voting stock of Solo Serve and all of the Company's issued and outstanding
shares of Preferred Stock.

         Currently the Company has a significant net operating loss
carryforward. Under applicable law and regulations, the Company's ability to
utilize its net operating loss carryforward to offset future earnings could be
severely limited if the Company experiences an ownership change as defined in
Section 382 of the Internal Revenue Code of 1986. The above mentioned equity
infusion by GAC and stock acquisition by the Management Holders have not caused
an ownership change as defined in Section 382. However, the Company's ability to
utilize its net operating loss carryforward could be adversely affected if a
purchaser were to acquire five percent (5%) or more of the Company's stock. The
Management Holders and GAC have entered into a Stockholders Agreement which
provides that no party thereto will sell, exchange, transfer or otherwise
dispose of shares of the Company's Common Stock or Preferred Stock owned by such
stockholder without the prior written consent of the other parties thereto and
no party will exercise incentive stock options or other rights to acquire
capital stock or will otherwise acquire capital stock of the Company without the
prior written consent of the others. The Stockholders Agreement provides that
the certificates representing shares of capital stock of the Company currently
held by the parties, as well as any additional shares issued to the parties,
shall each bear a legend evidencing the existence of the Stockholders Agreement
and the restrictions upon transfer contained therein. The Stockholders Agreement
terminates on March 17, 2001 unless terminated earlier or extended by agreement
of all parties.

         The Company's business has been affected by a number of factors,
including increased competition in its principal markets, weakness in the
apparel industry, unfavorable economic conditions in certain markets and other
factors, many of which are not within the Company's control. Increased
promotional activities by other retailers as well as the opening of additional
store locations in the Company's principal markets have resulted in significant
sales decreases. The Company has maintained inventory at planned levels;
however, the Company has experienced and continues to experience an unstable
credit environment, principally with third party factors, which has from time to
time resulted in constraints on the Company's ability to receive certain
merchandise at optimum times and in optimum quantities. Continuing unfavorable
business conditions and financial performance could heighten vendor and factor
concern regarding the Company's creditworthiness, which could adversely affect
the Company's ability to receive sufficient trade credit support to acquire
adequate levels of inventory in the future. No assurance can be given that the
Company will be successful in its efforts to improve sales and operations and
reverse operating trends. Because of these uncertainties, any investment in the
Company's common stock should be considered speculative.





                                       15
<PAGE>   16

FISCAL 1997 VERSUS FISCAL 1996

         Net revenues for fiscal 1997 decreased 13.9% from the prior year to
$82.0 million from $95.2 million. Comparable stores net sales decreased 11.4%.
Management attributes the sales decline principally to increased competitive
pressures in its market areas, continuing unfavorable economic conditions in
some of the Company's principal markets and less promotional activities than in
prior years. Additionally the Company continues to experience an unstable credit
environment, principally with third party factors, which results in periodic and
occasionally significant constraints on the Company's ability to receive certain
merchandise at optimum times and in optimum quantities, and which management
believes negatively impacted sales.

         Gross profit for fiscal 1997 decreased $3.1 million to $24.7 million
from $27.8 million in the prior year. Gross profit as a percentage of net
revenues increased to 30.1% from 29.1% in fiscal 1996. The increase in gross
profit percentage resulted principally from reduced shrinkage, reduced markdown
expense, and reduced buying and distribution costs from those experienced in
fiscal 1996. The Company has experienced declines in these costs as a percent of
sales over the past two years.

         Selling, general and administrative ("SG&A") expenses for fiscal 1997
decreased $1.8 million, or 6.4%, to $26.4 million from $28.2 million for the
prior year. The decrease was primarily the result of reductions in payroll
costs, and the closing of three under-performing stores. Depreciation and
amortization expenses for fiscal 1997 decreased 12.5% to $2.1 million from $2.4
million primarily due to some assets becoming fully depreciated and the write
down of assets under FAS 121 in fiscal 1996.

         The Company experienced an operating loss of $4.4 million in fiscal
1997 compared to an operating loss of $3.9 million in fiscal 1996. This was
primarily the result of decreased sales not being fully offset by increased
margins.

         Net interest expense increased to $1.9 million in fiscal 1997 from $1.6
million in the prior year, primarily due to increased borrowings on the line of
credit.

         During fiscal 1997, management has continued the business strategy
developed and implemented in fiscal 1996, which seeks to achieve higher gross
margins on lower comparable store sales than in prior years. The key elements of
this strategy are lower average store inventories, quick price reduction on
slower moving merchandise, constant flow of fresh merchandise, less promotional
pricing, and a significantly reduced expense structure. The Company has also
reduced SG&A expenses and buying and distribution costs. Although management
believes this business strategy is appropriate in light of business conditions
and recent sales trends, the Company's sales results have continued to be
disappointing. The gains during fiscal 1997 in gross profit percent and reduced
expenses have been offset by these sales declines during fiscal 1997 and the
Company has continued to experience operating losses. No assurance can be given
that the Company will be successful in its efforts to improve sales and
operations and reverse recent operating trends.

FISCAL 1996 VERSUS FISCAL 1995

         Net revenues for fiscal 1996 decreased 13.3% from the prior year to
$95.2 million from $109.8 million. Comparable stores net sales decreased 10.6%.
Management attributed the sales decline principally to increased competitive
pressures in its market areas, continuing unfavorable economic conditions in
some of the Company's principal markets, less promotional activities than in
comparable periods of fiscal 1995, and the effect that the Company's bankruptcy
had on its core customers, whose purchasing decisions management believes to be
driven by the availability of certain branded products, which the Company had
difficulty obtaining immediately preceding and during the bankruptcy period. Net
revenues were favorably impacted $559 thousand by the reclassification of
certain revenue items which had been accounted for as a reduction in SG&A
expenses in prior years.

         Gross profit for fiscal 1996 increased $1.5 million to $27.8 million
from $26.3 million in the prior year. Gross profit as a percentage of net sales
increased to 29.1% from 24.0% in fiscal 1995. The increase in gross profit
percentage resulted principally from reduced shrinkage, reduced promotional
activity, selectively higher initial markups, reduced buying and distribution
costs from those experienced in fiscal 1995, the above-referenced





                                       16
<PAGE>   17

reclassification of certain revenue items which had been accounted for as a
reduction in SG&A expenses in prior years, and the reclassification of certain
expense items that had been accounted for as costs of goods sold in 1995.

         Expenses attributable to SG&A for fiscal 1996 decreased $1.4 million,
or 4.7%, to $28.2 million from $29.6 million for the prior year. The decrease
was the result of cost cutting measures, the closing of one under-performing
store, termination of the Company's Post Retirement Benefit Plan, and
adjustments to various balance sheet balances offset by an increase in SG&A
expenses due to the above-referenced reclassification of certain revenue items
which had been accounted for as a reduction in SG&A expenses in prior years.
Depreciation and amortization expenses for fiscal 1996 decreased 14.3% to $2.4
million from $2.8 million primarily due to some assets becoming fully
depreciated.

         At fiscal year end 1996, based on the revised cash flow estimates from
the planned closure of two store locations, the Company wrote down the
non-recoverable net book value ($525 thousand) of leasehold improvements and
fixtures and equipment associated with the locations in accordance with FAS 121.

         The Company also recognized and recorded an unanticipated and
non-recurring charge of $464 thousand in January 1997 which related to fiscal
1996. In recent years, the Company self-insured workers' compensation and
medical insurance for its employees and purchased stop-loss coverage to limit
its maximum exposure. In late fiscal 1996, a dependent of one of the Company's
former employees who is covered by COBRA required expensive medical treatment
which was not covered by the stop-loss provider, and the majority of this
accrual relates to this claim, for less-than the accrued estimate previously
made.  During fiscal 1997 the claim was resolved and the Company's liability
discharged. Effective January 1, 1997, the Company purchased fully insured
coverage for medical and workers' compensation insurance.

         The Company experienced an operating loss, after the $525 thousand
write down of fixed assets and the $464 thousand reserve for the non-recurring
item, of $3.9 million in fiscal 1996 compared to an operating loss of $6.1
million in fiscal 1995.

         Net interest expense increased to $1.6 million in fiscal 1996 from $1.1
million in the prior year. During the pendency of the Chapter 11 bankruptcy case
in fiscal 1995, the Company accrued interest on approximately $5.9 million in
indebtedness secured by a first mortgage on the Company's distribution center,
but did not accrue interest on any other pre-petition indebtedness. Interest
expense on all indebtedness was accrued following the confirmation of the Plan.
Had the Company accrued interest on all of its indebtedness for the full year,
the interest expense for fiscal 1995 would have been approximately $1.8 million
yielding a pro forma decrease in net interest expense of $200 thousand.


                                       17
<PAGE>   18
SEASONALITY AND QUARTERLY FLUCTUATIONS

The following tables sets forth certain unaudited quarterly information of the
Company and includes all adjustments (consisting of normal recurring
adjustments) that management considers necessary for a fair presentation of such
information for the interim periods. The operating results for any quarter are
not necessarily indicative of results for any future period.

<TABLE>
<CAPTION>
                                                                               FISCAL 1996
                                                        -------------------------------------------------------------
                                                        1st Quarter     2nd Quarter      3rd Quarter     4th Quarter
                                                        -----------     -----------      -----------     -----------
                                                                      (in thousands, except per share data)
<S>                                                       <C>             <C>              <C>             <C>      
Net revenues                                              $  22,260       $  28,070        $  21,208       $  23,700

Gross Profit                                                  6,516           7,568            6,371           7,298

Net loss                                                       (973)         (1,221)          (1,472)         (1,819)

Net loss per share of common stock (basic                 $    (.34)       $   (.43)        $   (.52)       $   (.63)
  and diluted)
</TABLE>









<TABLE>
<CAPTION>
                                                                               FISCAL 1997
                                                        ------------------------------------------------------------
                                                        1st Quarter     2nd Quarter      3rd Quarter     4th Quarter
                                                        -----------     -----------      -----------     -----------
                                                                     (in thousands, except per share data)
<S>                                                       <C>             <C>              <C>             <C>      
Net revenues                                              $  19,603       $  21,365        $  16,745       $  24,333

Gross Profit                                                  5,617           5,991            5,017           8,118

Net loss                                                     (2,633)          ( 474)          (2,179)         (1,270)

Net loss per share of common stock (basic                 
  and diluted)                                            $    (.92)       $   (.17)        $   (.76)       $   (.45)
</TABLE>

COMPARABLE STORE SALES

         The following table sets forth for fiscal 1995, fiscal 1996, and fiscal
1997 certain information regarding the percentage decrease in total comparable
store sales adjusted so that all amounts relate to 52 weeks for the fiscal
years.

<TABLE>
<CAPTION>
                                                             Fiscal 1997
                   --------------------------------------------------------------------------------------------
                   Fiscal        Fiscal          First         Second         Third         Fourth
                    1995          1996          Quarter       Quarter        Quarter       Quarter         Year
                   ------        ------         -------       -------        -------       -------         ----
<S>                 <C>           <C>            <C>           <C>            <C>            <C>           <C>  
Total               (6%)          (11%)          (12%)         (19%)          (16%)          (2%)          (11%)
</TABLE>

         Management attributes the comparable store net sales decrease
principally to increased competitive pressures in its market areas, continuing
unfavorable economic conditions in some of the Company's principal markets and
less promotional activities than in prior years. Additionally the Company
continues to experience an unstable credit environment, principally with third
party factors, which results in periodic and occasionally significant
constraints on the Company's ability to receive certain merchandise at optimum
times and in optimum quantities, and which management believes negatively
impacted sales.

         Management believes that fiscal 1997 fourth quarter sales were
positively impacted by the Company's ability to receive appropriate quantities
of quality goods for the Christmas selling season. Trade credit support was
improved over that experienced in the comparable period of fiscal 1996, and the
Company was able to improve both sales and gross profit as a result.



                                       18
<PAGE>   19
LIQUIDITY AND CAPITAL RESOURCES

         Cash used by operating activities before reorganization items in fiscal
1997 was $2.5 million. The increased usage was primarily the result of the net
loss. Capital expenditures were approximately $758,000 and consisted primarily
of replenishment and refurbishment of existing equipment and facilities, a new
POS register system at three of the Company's stores, new copy equipment for the
advertising department, and upgrades in some computer equipment in the data
processing department.

         The Company has a term note payable to Texas Commerce Bank ("TCB")
which carries an interest rate of prime plus one-half percent and is due in
equal monthly payments of principal and interest of $64,117 until January 1999,
when the remaining principal balance of $4.5 million is due. The TCB note is
secured by the Company's three owned store locations. These properties are
currently subject to a contract for sale and leaseback, which, if completed
is expected to result in the retirement of the TCB indebtedness.

         The Company also has a note payable to MetLife Capital Corporation (the
"MetLife Note"), which is secured by various equipment and fixtures located at
the corporate office and certain stores. The MetLife Note carries an interest
rate of 8.0% and requires equal monthly payments, including principal and
interest, of $35,044 until September 1998. The Company also had two mortgage
notes payable, with identical terms (the "Mortgage Notes"), each of which was
secured by the Company's corporate office and distribution center in San
Antonio, Texas. The Mortgage Notes each carried an interest rate of 9.5% per
annum and required aggregate monthly payments of principal and interest of
$49,773 until December 2002, when the remaining aggregate principal balance of
$5.4 million was to become due. Subsequent to January 31, 1998, the Company
sold and leased back the distribution center and corporate office. The buyer,
in turn, assumed the outstanding Mortgage Notes, which released the Company
from any future liability on this indebtedness. (See Note 11.)

         On October 2, 1997, the Company replaced its previous revolving credit
facility with a $12 million revolving credit facility with Sanwa Business Credit
Corporation ("Sanwa"). The loan matures October 2, 2000. Principal will be due
at maturity and interest only is due and payable in monthly installments.

         Under the loan agreement, the advance rate under the Sanwa credit
facility is in an amount equal to 70% of the Company's eligible inventory during
the period May 1 through December 10 of each year and 65% of eligible inventory
at all other times. In addition to advances made based upon the percentage of
eligible inventory, Sanwa made available an additional $750,000 upon receipt of
a letter of credit in such amount from GAC, one of the Company's principal
stockholders. In consideration for GAC's providing the $750,000 standby letter
of credit to Sanwa, the Company granted GAC a second lien security interest
(subordinated to Sanwa) on the assets of the Company pledged to Sanwa. Covenants
under the loan agreement require the Company to maintain certain financial
ratios.

         On March 17, 1998, the Company amended its loan agreement with Sanwa.
The amendment waives compliance with the financial covenants at January 31,
1998, eliminates the Company's minimum net worth covenant entirely, and revises
the interest coverage ratios for 1998. The amendment also increases the advance
rate on the Company's eligible inventory from 65% to 70% from the date of the
amendment through December 10, 1998 and provides an additional $600,000
available to borrow based upon a new $600,000 letter of credit in favor of
Sanwa provided by GAC. The new $600,000 letter of credit, which is anticipated
to terminate thirty days after consummation of the pending sale of the
Company's three owned store locations, is in addition to the previously
discussed $750,000 letter of credit provided by GAC, which is anticipated to
terminate December 31, 1998. The letters of credit are secured by a second lien
on substantially all of the assets of the Company other than real estate.

         On October 2, 1997, Charles M. Siegel, President and Chief Executive 
Officer of the Company, and a related family trust loaned the Company an
aggregate amount of $500,000 (the Siegel Loan). The loan bears interest at a
rate of prime plus 1%, and requires monthly payments of interest only for a
period of five years, at which time the principal becomes due (October 31,
2002). The Siegel Loan is subordinate to the Sanwa credit facility and to
repayment by the Company of any amounts advanced under the letter of credit
issued by GAC. The Company may not repay any principal due under the Siegel
Loan without Sanwa's prior consent and may make interest payments to Mr. Siegel
only if there is no existing default by the Company under the Sanwa credit
facility. In related transactions, Mr. Siegel purchased from GAC all of its
common stock in the Company, and his employment contract with the Company was
amended.

         In addition to the Sanwa credit facility, the Company is dependent upon
short term trade credit as a source of inventory financing. Short term trade
credit arises from the willingness of the Company's vendors to grant payment
terms for inventory purchases and is either financed by the vendor or a third
party factoring institution. The Company's inventories were $900 thousand more
at fiscal year end 1997 than at fiscal year end 1996 and accounts payable
increased $3.3 million.



                                       19
<PAGE>   20
         During the first quarter of fiscal 1998 the Company's business has been
affected by a number of factors, including increased competition in its
principal markets, weakness in the apparel industry, unfavorable economic
conditions in certain markets and other factors, many of which are not within
the Company's control. Increased promotional activities by other retailers as
well as the opening of additional store locations in the Company's principal
markets have resulted in significant sales decreases. The Company has maintained
inventory at planned levels; however, the Company has experienced, and continues
to experience an unstable credit environment, principally with third party
factors, which has from time to time resulted in constraints on the Company's
ability to receive certain merchandise at optimum times and in optimum
quantities. Continuing unfavorable business conditions and financial performance
could heighten vendor and factor concern regarding the Company's
creditworthiness, which could adversely affect the Company's ability to receive
sufficient trade credit support to acquire adequate levels of inventory in the
future. No assurance can be given that the Company will be successful in its
efforts to improve sales and operations and reverse operating trends. Because of
these uncertainties, any investment in the Company's common stock should be
considered speculative.

         If initiatives implemented in 1997 and early 1998 are not successful in
improving overall financial performance and meeting liquidity requirements, the
Company would consider other alternatives, including, without limitation,
implementation of additional measures designed to enhance capital and reduce
expenses and/or additional debt or equity financings.

Forward-looking Statements

         Forward-looking statements in this Annual Report are made pursuant to
the safe harbor provisions of the Private Securities Litigation Reform Act of
1995. There are certain important factors that could cause results to differ
materially from those anticipated by some of the statements made above.
Investors are cautioned that all forward-looking statements involve risks and
uncertainty. In addition to the factors discussed above, among the other factors
that could cause actual results to differ materially are the following: general
economic conditions, consumer demand and preferences, and weather patterns in
the Company's markets; competitive factors, including continuing pressure from
pricing and promotional activities of competitors; impact of excess retail
capacity; the availability, selection and purchasing of attractive merchandise
on favorable terms; availability of financing; and relationships with vendors
and factors. Additional information concerning those and other factors are
contained in the Company's Securities and Exchange Commission filings, copies of
which are available from the Company without charge. The Company does not
undertake to publicly update or revise its forward-looking statements even if
experience or future changes make it clear that any projected results expressed
or implied therein will not be realized.

ITEM 8. FINANCIAL STATEMENTS

         For the financial statements and supplementary data required by this
Item 8, see the Index to Financial Statements and Schedules.

ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND 
        FINANCIAL DISCLOSURE

         On September 18, 1997, primarily as a result of the closing of its San
Antonio office, the Company dismissed Price Waterhouse LLP as its independent
accountants as previously reported in the Company's Current Report on Form 8-K
for that date. The dismissal was approved by the Audit Committee and the
Company's Board of Directors. Price Waterhouse LLP's reports on the financial
statements for the two most recent fiscal years did not contain an adverse
opinion, disclaimer of opinion, qualification or modification as to uncertainty,
audit scope or accounting principles, except that such reports included an
explanatory paragraph expressing substantial doubt as to the Company's ability
to continue as a going concern. Furthermore, during the two most recent fiscal
years and through September 18, 1997, there were no disagreements with Price
Waterhouse LLP on any matter of accounting principles or practices, financial
statement disclosure, or auditing scope or procedure, which disagreements, if
not resolved to the satisfaction of Price Waterhouse LLP, would have caused that
firm to make reference to the subject matter of such disagreements in its
reports on the financial statements for such years.

         On September 18, 1997, the Company appointed Ernst & Young LLP as its
independent accountants. During the two most recent fiscal years and through
September 18, 1997, the Company had not consulted with Ernst & Young LLP
regarding the application of accounting principles to a specific transaction,
either completed or proposed, or the type of audit opinion that might be
rendered on the Company's financial statements.



                                       20
<PAGE>   21





                                    PART III

ITEM 10. DIRECTORS AND EXECUTIVE OFFICERS

Incorporated by reference to the Proxy Statement expected to be filed by the
Company no later than May 30, 1998.

ITEM 11. EXECUTIVE COMPENSATION

Incorporated by reference to the Proxy Statement expected to be filed by the
Company no later than May 30, 1998.

ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT

Incorporated by reference to the Proxy Statement expected to be filed by the
Company no later than May 30, 1998.

ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS



Incorporated by reference to the Proxy Statement expected to be filed by the
Company no later than May 30, 1998.




                                       21
<PAGE>   22



                                     PART IV

ITEM 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES, AND REPORTS ON FORM 8-K

(a)1. Financial Statements

     The following financial statements of the Company are included following
the Index to Financial Statements and Schedule on page F-1 of this Report.

         Reports of Independent Accountants

         Balance Sheets

         Statements of Operations

         Statements of Changes in Stockholders' Equity (Deficit)

         Statements of Cash Flows

         Notes to Financial Statements

(a)2. Financial Statement Schedule

     The following financial statement schedule is included following the Index
to Financial Statements and Schedule on page F-1 of this Report.

         Report of Independent Accountants on Financial Statement Schedule

X.    Supplementary Statements of Operations Information

     All other schedules have been omitted because they are not applicable, not
required under the instructions or the information requested is set forth in the
financial statements or related notes thereto.




                                       22
<PAGE>   23
(a)3. Exhibits

         The following Exhibits are incorporated by reference to the filing
indicated or are included following the Index to Exhibits:

Exhibit
Number     Description of Exhibit
- ------     ----------------------

  3.1    Restated Certificate of Incorporation of the Company (7)

  3.2    Certificate of Designation of Rights and Preferences of Preferred Stock
         (7)

  3.3    Bylaws of the Company, as amended and restated (14)

  4.1    Specimen Certificate for Common Stock of the Registrant (representing
         shares of common stock of the Company after giving effect to the
         previously reported 1-for-2 reverse split effected July 18, 1995) (9)

 10.1    Registration Rights Agreement among General Atlantic Corporation,
         Robert J. Grimm and the Company (1)

 10.2    Agreement Regarding Tax Consequences of Deconsolidation between the
         Company and General Atlantic Corporation (1)

 10.3    Tax Allocation Agreement between the Company and General Atlantic
         Corporation (1)

 10.4    Form of Indemnity Agreement between Directors, Executive Officers and
         the Company (1)

 10.5    Associate Stock Purchase Plan of the Company (2)

 10.6    Retirement Savings Plan and Trust of the Company (2)

 10.7    Mortgage Note A, dated November 20, 1992, in principal amount of
         $4,940,000, with the Company as Maker and Nationwide Life Insurance
         Company as Holder (2)

 10.8    Mortgage Note B, dated November 20, 1992, in principal amount of
         $1,000,000, with the Company as Maker and Employers Life Insurance
         Company of Wausau as Holder (2)

 10.9    Subscription Agreement between the Company and General Atlantic
         Corporation (7)

 10.10   Solo Serve Corporation 1995 Stock Incentive Plan (8) + 

 10.11   Solo Serve Corporation Director Stock Option Plan (8) +

 10.12   First Amendment to Solo Serve Corporation Director Stock Option 
         Plan *+

 10.13   Loan and Security Agreement, dated as of June 20, 1995, by and between
         Solo Serve Corporation and Congress Financial Corporation (Southwest)
         (7)

 10.14   Amended Loan and Security Agreement, dated July 18, 1995, by and
         between Solo Serve Corporation and MetLife Capital Corporation (8)

 10.15   Loan Modification Agreement, dated July 18, 1995, by and among Solo
         Serve Corporation, Nationwide Life Insurance Company, and Employers
         Life Insurance Company (8)

 10.16   Promissory Note, dated July 31, 1995, in principal amount of
         $5,565,000, with the Company as Maker, and Texas Commerce Bank National
         Association as Holder (8)

 10.17   Loan Modification Agreement, dated October 27, 1995, by and between
         Solo Serve Corporation and Congress Financial Corporation (Southwest)
         (9)

 10.18   Consulting Services Agreement between the Company and Robert J. Grimm
         (10) +

 10.19   Second Amendment to Loan and Security Agreement, dated January 31,
         1996, by and between Solo Serve Corporation and Congress Financial
         Corporation (Southwest) (11)

 10.20   Letter Agreement dated January 23, 1996 by and between the Company and
         MetLife Capital Corporation modifying the Loan and Security Agreement
         between the Company and MetLife Capital Corporation, as amended on July
         18, 1995 (11)

 10.21   Amendment No. 3 to Loan and Security Agreement by and between Solo
         Serve Corporation and Congress Financial Corporation (Southwest) dated
         June 26, 1996 (12)

 10.22   Letter of Credit and Security Agreement between Solo Serve Corporation
         and General Atlantic Corporation dated as of June 26, 1996 (12)

 10.23   Intercreditor and Subordination Agreement between Congress Financial
         Corporation (Southwest) and General Atlantic Corporation dated as of
         June 26, 1996, as acknowledged and agreed to by Solo Serve Corporation
         (12)

 10.24   Consulting Agreement between the Company and Charles Siegel (13) +

                                       23
<PAGE>   24

 10.25   Employment Agreement between the Company and Charles Siegel (13) +

 10.26   Amendment No. 4 to Loan and Security Agreement by and between Solo
         Serve Corporation and Congress Financial Corporation (Southwest) dated
         as of September 1, 1996 (13)

 10.27   Amendment No. 5 to Loan and Security Agreement by and between Solo
         Serve Corporation and Congress Financial Corporation (Southwest) dated
         as of March 31, 1997 (14)

 10.28   Letter Agreement dated March 28, 1997 by and between the Company and
         MetLife Capital Corporation modifying the Loan and Security Agreement
         between the Company and MetLife Capital Corporation, as amended on July
         18, 1995 (14)

 10.29   Letter Agreement dated July 8, 1996 by and between the Company and Ross
         E. Bacon (14)+

 10.30   Amendment No. 6 to Loan and Security Agreement by and between Solo
         Serve Corporation and Congress Financial Corporation (Southwest) dated
         as of May 19, 1997 (14)

 10.31   Agency Agreement by and between Solo Serve Corporation and Hilco/Great
         American Group dated May 7, 1997, as amended together with related
         agreements (15)

 10.32   Amendment No. 7 to Loan and Security Agreement by and between Solo
         Serve Corporation and Congress Financial Corporation (Southwest) dated
         June 16, 1997 (15)

 10.33   Standby Guarantee and Indemnification Agreement by and between Solo
         Serve Corporation and Congress Financial Corporation (Southwest) dated
         June 16, 1997 (15)

 10.34   Commitment Letter of Sanwa Business Credit Corporation dated September
         8, 1997 (16)

 10.35   Letter of Price Waterhouse LLP dated September 18, 1997 (17)

 10.36   Loan and Security Agreement by and between the Company and Sanwa
         Business Credit Corporation (18)

 10.37   Employment Agreement by and between the Company and Charles M. Siegel
         (18)+

 10.38   Subordinated Promissory Note of the Company to Charles Siegel in
         Principal Amount of $400,000 (18)

 10.39   Subordinated Promissory Note of the Company to The Siegel Family Trust
         in Principal Amount of $100,000 (18)

 10.40   Letter of Credit and Security Agreement by and between the Company and
         General Atlantic Corporation (18)

 10.41   Subordination and Intercreditor Agreement by and among the Company,
         Sanwa Business Credit Corporation, and General Atlantic Corporation
         (18)

 10.42   Subordination and Intercreditor Agreement by and among the Company,
         Sanwa Business Credit Corporation, Charles M. Siegel, and The Siegel
         Family Trust (18)

 10.43   First Amendment to Loan and Security Agreement by and between the
         Company and Sanwa Business Credit Corporation (19)

 10.44   Amended and Restated Letter of Credit and Security Agreement by and
         between the Company and General Atlantic Corporation (19)

 10.45   Stockholder Agreement (19)

 10.46   Employment Agreement between the Company and Ross Bacon (19)+

 10.47   Employment Agreement between the Company and Mark Blankenship (19)+

 10.48   Employment Agreement between the Company and Terry Lalosh (19)+ 

 10.49   Lease Agreement between the Company and Koontz/McCombs 1, Ltd.*

 10.50   Earnest Money Contract between the Company and Koontz/McCombs, LLC*

 10.51   Escrow and Security Agreement by and among the Company, Nationwide Life
         Insurance Company, Employers Life Insurance Company of Wasuau,
         Koontz/McCombs 1, Ltd. and Holliday Fenoglio Fowler, L.P.*

 10.52   Assumption Agreement by and among the Company, Nationwide Life
         Insurance Company, Employers Life Insurance Company of Wasuau,
         Koontz/McCombs 1, Ltd., Koontz/McCombs, LLC and Bart C. Koontz*

 21.1    Subsidiaries of the Registrant (14)

 23.1    Consent of Independent Accountants *

 23.2    Consent of Independent Accountants *

 27      Financial Data Schedule *

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

 *   Filed herewith.
 +   Management Compensatory Plan or Arrangement



                                       24
<PAGE>   25

 (1)     Incorporated by reference to the Exhibits to the Company's Registration
         Statement on Form S-1 (No. 33-46324), as filed on March 11, 1992, and
         amended by Amendment No. 1, filed on March 26, 1992, Amendment No. 2,
         filed on April 20, 1992, and Amendment No. 3, filed on April 24, 1992.

 (2)     Incorporated by reference to the Exhibits to the Company's Annual
         Report on Form 10-K for the Fiscal year ended January 30, 1993.

 (3)     Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended July 30, 1994.

 (4)     Incorporated by reference to the Exhibits filed to the Company's Annual
         Report on Form 10-K for the Fiscal Year ended January 28, 1995.

 (5)     Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended April 29, 1995.

 (6)     Incorporated by reference to the Exhibits filed to the Company's
         Current Report on Form 8-K for July 6, 1995.

 (7)     Incorporated by reference to the Exhibits filed to the Company's
         Current Report on Form 8-K for July 18, 1995.

 (8)     Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended July 29, 1995.

 (9)     Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended October 28, 1995.

 (10)    Incorporated by reference to the Exhibits filed to the Company's Annual
         Report on Form 10-K for the Fiscal Year ended February 3, 1996.
 
 (11)    Incorporated by reference to the Exhibits filed to the Company's
         Current Report on Form 8-K for February 8, 1996.

 (12)    Incorporated by reference to the Exhibits filed to the Company's
         Current Report on Form 8-K for July 2, 1996.

 (13)    Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended August 3, 1996.

 (14)    Incorporated by reference to the Exhibits filed to the Company's Annual
         Report on Form 10-K for the Fiscal Year ended February 1, 1997.

 (15)    Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended May 3, 1997.

 (16)    Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended August 2, 1997.

 (17)    Incorporated by reference to the Exhibits filed on the Company's
         Current Report on Form 8-K for September 18, 1997.

 (18)    Incorporated by reference to the Exhibits filed to the Company's
         Current Report on Form 8-K for October 2, 1997.

 (19)    Incorporated by reference to the Exhibits filed to the Company's
         Current Report on Form 8-K for March 17, 1998.


         (b) Reports on Form 8-K. No reports on Form 8-K were filed during the
last quarter of the period covered by this report:





                                       25
<PAGE>   26



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.


SOLO SERVE CORPORATION


By: /s/ Charles M. Siegel                       
   ------------------------------------------------     
    Charles M. Siegel                           
    President and Chief Executive Officer       
                                                

By: /s/ Ross E. Bacon                                   
   ------------------------------------------------     
    Ross E. Bacon,                                      
    Executive Vice President and Chief Operating        
    and Financial Officer, Treasurer and Secretary
    (Principal Financial and Accounting Officer)


DATED:  May 1, 1998
                                                        

Pursuant to the requirements of the Securities and 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 date indicated.


<TABLE>
<CAPTION>                                                                 
    Signature                            Name and Title                    Date
    ---------                            --------------                    ----
<S>                                 <C>                                   <C>
/s/ Charles M. Siegel               President and Chief Executive          May 1, 1998
- -----------------------------       Officer, Director 
Charles M. Siegel


/s/ Ross E. Bacon                   Executive Vice President and           May 1, 1998
- -----------------------------       Chief Operating and Financial    
Ross E. Bacon                       Officer, Treasurer and Secretary 
                                    (Principal Financial and         
                                    Accounting Officer)              


/s/ Robert J. Grimm                 Chairman of the Board                  May 1, 1998
- -----------------------------
Robert J. Grimm

/s/ Stephen P. Reynolds             Director                               May 1, 1998
- -----------------------------
Stephen P. Reynolds

/s/ John C. Seiler                  Director                               May 1, 1998
- -----------------------------
John C. Seiler

/s/ Walter H. Teninga               Director                               May 1, 1998
- -----------------------------
Walter H. Teninga
</TABLE>



                                       26
<PAGE>   27


                             SOLO SERVE CORPORATION
                   INDEX TO FINANCIAL STATEMENTS AND SCHEDULES

        As of January 31, 1998 and for the 3 years ended February 3, 1996,
                    February 1, 1997 and January 31, 1998



<TABLE>
<S>                                                                                                <C>
  Reports of Independent Auditors..............................................................     F-2

  Balance Sheets...............................................................................     F-3

  Statements of Operations.....................................................................     F-4

  Statements of Changes in Stockholders' Equity (Deficit)......................................     F-5

  Statements of Cash Flows.....................................................................     F-6

  Notes to Financial Statements................................................................     F-7

  Financial Statement Schedule

  Reports of Independent Auditors on Financial Statement Schedule..............................     S-1

  Schedule X - Supplementary Statements of Operations Information..............................     S-3
</TABLE>



Schedules not included above have been omitted because they are not applicable
or the required information is shown in the financial statements or related
notes.




                                      F-1
<PAGE>   28




                         Report of Independent Auditors


Board of Directors and Stockholders
Solo Serve Corporation

We have audited the accompanying balance sheet of Solo Serve Corporation as of
January 31, 1998, and the related statements of operations, changes in
stockholders' equity (deficit), and cash flows for the year then ended. These
financial statements are the responsibility of the Corporation'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 financial statements referred to above present fairly, in
all material respects, the financial position of Solo Serve Corporation at
January 31, 1998, and the results of its operations and its cash flows for the
year then ended, in conformity with generally accepted accounting principles.

The accompanying financial statements have been prepared assuming that the
Corporation will continue as a going concern. As more fully described in Note 1,
the Corporation's Plan of Reorganization was approved by creditors and
shareholders and confirmed by the United States Bankruptcy Court on July 6, 1995
and became effective on July 18, 1995. The Corporation's recurring operating
losses since the effective date of the Plan of Reorganization raise substantial
doubt about its ability to continue as a going concern. Management's plans in
regard to future operations are also described in Note 1. The financial
statements do not include any adjustments to reflect the possible future effects
on the recoverability and classification of assets or the amounts and
classification of liabilities that may result from the outcome of this
uncertainty.


                                                 Ernst & Young LLP

April 10, 1998



                                      F-2
<PAGE>   29

                        REPORT OF INDEPENDENT ACCOUNTANTS


To the Board of Directors and Stockholders of Solo Serve Corporation

In our opinion, the accompanying consolidated balance sheet and the related
consolidated statements of operations, of changes in stockholders' equity and of
cash flows present fairly, in all material respect, the financial position of
Solo Serve Corporation and its subsidiary (the Company) at February 1, 1997, and
the results of their operations and their cash flows for each of the two years
in the period ended February 1, 1997, 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 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 provide a
reasonable basis for the opinion expressed above.

The accompanying financial statements have been prepared assuming that the
Company will continue as a going concern. As described in Note 1, the Company's
Plan of Reorganization was approved by creditors and shareholders and confirmed
by the United States Bankruptcy Court on July 6, 1995 and became effective on
July 18, 1995. The Company's recurring operating losses raise substantial doubt
about its ability to continue as a going concern. Management's plans in regard
to future operations are also described in Note 1. The consolidated financial
statements do not include any adjustments that might result from the outcome of
this uncertainty.



PRICE WATERHOUSE LLP

San Antonio, Texas
May 14, 1997





                                      F-2A
<PAGE>   30



                             SOLO SERVE CORPORATION
                                 BALANCE SHEETS

ITEM 1.  Financial Statements


<TABLE>
<CAPTION>
ASSETS                                                                          FEBRUARY 1, 1997  JANUARY 31, 1998
                                                                                ----------------  -----------------
<S>                                                                             <C>                 <C>         
   CURRENT ASSETS:
       Cash                                                                       $  1,065,564      $  1,042,357
       Inventory                                                                    11,107,938        12,030,628
       Other current assets                                                            988,469         1,412,914
                                                                                  ------------      ------------
           Total current assets                                                     13,161,971        14,485,899
   Property and equipment, net                                                      12,935,322        11,897,807
   Goodwill, net                                                                       290,000              --
                                                                                  ------------      ------------
       TOTAL ASSETS                                                               $ 26,387,293      $ 26,383,706
                                                                                  ============      ============

LIABILITIES AND STOCKHOLDERS' EQUITY (DEFICIT)


   CURRENT LIABILITIES:
       Accounts payable                                                           $  3,983,898      $  7,295,493
       Accrued expenses                                                              2,339,615         2,329,506
       Current portion of long-term debt                                               770,602         5,140,895
                                                                                  ------------      ------------
           Total current liabilities                                                 7,094,115        14,765,894

   Long-term debt                                                                   14,960,600        13,340,959
   Note payable to stockholder                                                            --             500,000
   Commitments and contingencies                                                          --                --
                                                                                  ------------      ------------

       TOTAL LIABILITIES                                                            22,054,715        28,606,853
                                                                                  ------------      ------------

   STOCKHOLDERS' EQUITY (DEFICIT):
     Preferred stock, $.01 par value, 2,000,000 shares authorized, 1,388,869
       shares issued and outstanding at February 1, 1997 and January 31, 1998           13,889            13,889
     Common stock, $.01 par value; 8,000,000 shares authorized, 2,856,126
       shares issued and outstanding at February 1, 1997 and January 31, 1998           28,562            28,562
     Capital in excess of par value                                                 24,410,290        24,410,290

     Retained earnings (deficit)                                                   (20,120,163)      (26,675,888)
                                                                                  ------------      ------------

       TOTAL STOCKHOLDERS' EQUITY (DEFICIT)                                          4,332,578        (2,223,147)
                                                                                  ------------      ------------

       TOTAL LIABILITIES AND STOCKHOLDERS' EQUITY (DEFICIT)                       $ 26,387,293      $ 26,383,706
                                                                                  ============      ============

</TABLE>

   The accompanying notes are an integral part of these financial statements.




                                      F-3
<PAGE>   31


                             SOLO SERVE CORPORATION
                            STATEMENTS OF OPERATIONS

<TABLE>
<CAPTION>
                                                                               FOR THE FISCAL YEAR ENDED
                                                                     FEBRUARY 3, 1996   FEBRUARY 1, 1997    JANUARY 31, 1998
                                                                     ----------------   ----------------    ----------------
Number of weeks in fiscal year                                              53                 52                   52
                                                                     ----------------   ----------------    ----------------
<S>                                                                    <C>                <C>                <C>          
Net revenues                                                           $ 109,823,364      $  95,237,689      $  82,045,778

Cost of goods sold (including buying and distribution,
 excluding depreciation shown below)                                      83,474,450         67,484,703         57,302,606
                                                                       -------------      -------------      -------------

Gross profit                                                              26,348,914         27,752,986         24,743,172


Selling, general, and administrative expense                              29,620,266         28,203,345         26,414,436

Depreciation and amortization expense                                      2,815,024          2,420,868          2,062,041

Store closure expense                                                           --                 --              622,224

Write down of property and equipment                                            --              525,000               --

Non-recurring charge                                                            --              464,000               --

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

Operating loss                                                            (6,086,376)        (3,860,227)        (4,355,529)

Interest expense, (contractual interest of $1,791,412 for the
  53 weeks ended February 3, 1996)                                         1,129,346          1,624,320          1,933,853
                                                                       -------------      -------------      -------------

Loss before reorganization items, income taxes and
  extraordinary items                                                     (7,215,722)        (5,484,547)        (6,289,382)
                                                                       -------------      -------------      -------------

Reorganization Items:

  Loss on disposal of stores                                                 553,222               --                 --
  Provision for other reorganization expenses                              1,421,754               --                 --
  Interest earned on accumulated cash resulting from
    Chapter 11 proceedings                                                  (188,283)              --                 --
                                                                       -------------      -------------      -------------
                                                                           1,786,693               --                 --
                                                                       -------------      -------------      -------------
Loss before income taxes and extraordinary items                          (9,002,415)        (5,484,547)        (6,289,382)
                                                                       -------------      -------------      -------------

Provision for (benefit from) income taxes:
    Deferred                                                              (1,418,200)              --                 --
                                                                       -------------      -------------      -------------
                                                                          (1,418,200)              --                 --
                                                                       -------------      -------------      -------------
Loss before extraordinary items                                           (7,584,215)        (5,484,547)        (6,289,382)

Extraordinary items:
      Gain on discharge of debt (net of tax effect of ($1,418,200)         2,752,975               --                 --
                                                                                --                 --             (266,343)
       Loss on early retirement of debt (net of tax effect)
                                                                       -------------      -------------      -------------

Net loss                                                               $  (4,831,240)     $  (5,484,547)     $  (6,555,725)
                                                                       =============      =============      =============

Loss per common share before extraordinary item                        $       (2.10)     $       (1.92)     $       (2.20)
                                                                       =============      =============      =============

Extraordinary gain (loss) per common share                             $        0.76               --        $       (0.10)
                                                                       =============      =============      =============

Net loss per common share (basic and diluted)                          $       (1.34)     $       (1.92)     $       (2.30)
                                                                       =============      =============      =============

Weighted average common shares outstanding                                 3,604,853          2,856,126          2,856,126
                                                                       =============      =============      =============

</TABLE>

   The accompanying notes are an integral part of these financial statements.



                                      F-4
<PAGE>   32



                             SOLO SERVE CORPORATION
             STATEMENTS OF CHANGES IN STOCKHOLDERS' EQUITY (DEFICIT)


<TABLE>
<CAPTION>
                                                                                                           Preferred     
                                                                                                             Stock     Common Stock
                                                  Preferred     Common Stock   Preferred       Common     Capital in    Capital in 
                                                 Stock Shares     Shares       Stock $.01    Stock $.01    Excess of    Excess of  
                                                 Outstanding    Outstanding    par value     par value     par value    par value  
                                                 ------------  -------------   ----------    ----------   ----------   ------------
<S>                                              <C>            <C>             <C>           <C>        <C>          <C>          
Balance at January 28, 1995                                      5,712,252                     57,123                  21,895,618  
                                                  ---------      ---------      -------        ------    ----------    ----------  

     Proceeds from issuance of preferred stock    1,388,889                     $13,889                  $2,486,111                

     Common stock one-for-two reverse split                     (2,856,126)                   (28,561)                     28,561  

     Net Loss                                                                                                                      
                                                  ---------      ---------      -------        ------    ----------    ----------  
Balance at February 3, 1996                       1,388,889      2,856,126       13,889        28,562     2,486,111    21,924,179  
                                                  ---------      ---------      -------        ------    ----------    ----------  

         Net Loss                                                                                                                  
                                                  ---------      ---------      -------       -------    ----------  ------------  
Balance at February 1, 1997                       1,388,889      2,856,126      $13,889       $28,562    $2,486,111  $ 21,924,179  
                                                  ---------      ---------      -------       -------    ----------  ------------  

         Net Loss                                                                                                                  
                                                  =========      =========      =======       =======    ==========  ============  
Balance at January 31, 1998                       1,388,889      2,856,126      $13,889       $28,562    $2,486,111  $ 21,924,179  
                                                  =========      =========      =======       =======    ==========  ============  
</TABLE>


<TABLE>
<CAPTION>
                                                                           Retained                 
                                                                           Earnings                 
                                                                           (Deficit)      Total    
                                                                          ----------   ----------- 
<S>                                                                      <C>            <C>        
Balance at January 28, 1995                                               (9,804,376)   12,148,365  
                                                                          ----------    ----------   
                                                                                                    
     Proceeds from issuance of preferred stock                                           2,500,000  
                                                                                                     
     Common stock one-for-two reverse split                                                      -  
                                                                                                     
     Net Loss                                                             (4,831,240)   (4,831,240)  
                                                                        ------------    ----------   
Balance at February 3, 1996                                              (14,635,616)    9,817,125   
                                                                        ------------    ----------   
                                                                                                     
         Net Loss                                                         (5,484,547)   (5,484,547)  
                                                                        ------------    ----------   
Balance at February 1, 1997                                             $(20,120,163)   $4,332,578   
                                                                        ------------    ----------   
                                                                                                     
         Net Loss                                                         (6,555,725)   (6,555,725)  
                                                                        ============   ===========   
Balance at January 31, 1998                                             $(26,675,888)  $(2,223,147)  
                                                                        ============   ===========   
</TABLE>


   The accompanying notes are an integral part of these financial statements.





                                      F-5
<PAGE>   33





                             SOLO SERVE CORPORATION
                            STATEMENTS OF CASH FLOWS

<TABLE>
<CAPTION>
                                                                                FOR THE FISCAL YEAR ENDED
                                                                    FEBRUARY 3, 1996   FEBRUARY 1, 1997   JANUARY 31, 1998
                                                                    ----------------   ----------------   -----------------
<S>                                                                 <C>                <C>                <C>           
CASH FLOWS FROM OPERATING ACTIVITIES:
    Net income (loss) before extraordinary items                    $  (4,831,239)     $  (5,484,547)     $  (6,289,382)
    Extraordinary Items                                                 2,752,975               --             (266,343)
                                                                    -------------      -------------      -------------
    Net loss                                                           (7,584,214)        (5,484,547)        (6,555,725)

ADJUSTMENTS TO RECONCILE NET INCOME (LOSS) TO CASH
    Depreciation                                                        2,694,492          2,300,868          1,772,041
    Amortization of intangibles                                           120,532            120,000            290,000
    Loss on retirement and write down of leasehold improvements           208,070            652,573             23,770
     and property and equipment
   Changes in assets and liabilities
    (Increase) decrease in inventories                                    738,648          3,102,242           (922,690)
    (Increase) decrease in other current assets                           181,519          1,285,161           (424,445)
    (Increase) decrease in non-current receivables                      1,662,935               --                 --
    Decrease (increase) in long-term deferred income taxes             (1,418,200)              --                 --
    Increase (decrease) in accounts payable                            (1,652,125)           557,077          3,311,595
    (Decrease) increase in accrued expenses                              (606,607)          (870,395)           (10,109)
    (Decrease) increase in long-term postretirement benefit                63,900           (565,200)              --
     obligation
                                                                    -------------      -------------      -------------
    Total adjustments                                                   1,993,164          6,582,326          4,040,162
                                                                    -------------      -------------      -------------
    Net cash provided by (used in) operating activities
       before reorganization items                                     (5,591,050)         1,097,779         (2,515,563)


OPERATING CASH FLOWS FROM REORGANIZATION ITEMS:
  Payments made on reorganization costs                                (1,185,823)              --                 --
  Non cash items from reorganization                                   (1,132,424)          (460,612)              --
  Loss on disposal of stores                                              553,222               --                 --
  Provision for other reorganization expenses                             257,139               --                 --
                                                                    -------------      -------------      -------------
  Net cash provided by (used in)  operating activities                 (7,098,936)           637,167         (2,515,563)
                                                                    -------------      -------------      -------------

CASH FLOWS FROM INVESTING ACTIVITIES:
    Capital expenditures                                                 (877,402)          (254,494)          (758,296)
                                                                    -------------      -------------      -------------
    Net cash provided by (used in)  investing activities                 (877,402)          (254,494)          (758,296)

CASH FLOWS FROM FINANCING ACTIVITIES:
  Borrowings under long-term debt                                      25,067,240        103,367,509         90,527,193
  Payments under long-term debt                                       (21,969,755)      (103,456,145)       (87,776,541)
  Borrowings from stockholder                                                --                 --              500,000
                                                                    -------------      -------------      -------------
  Net cash provided by (used in) finance activities before              3,097,485            (88,636)         3,250,652
     reorganization items

FINANCING CASH FLOWS FROM REORGANIZATION ITEMS:
  Distributions to claimants under plan of reorganization             (13,933,177)              --                 --
  Sale of preferred stock                                               2,500,000               --                 --
                                                                    -------------      -------------      -------------
  Net cash provided by (used in)  financing activities                 (8,335,692)           (88,636)         3,250,652
                                                                    -------------      -------------      -------------

  Net increase (decrease) in cash                                     (16,312,030)           294,037            (23,207)

  Cash at beginning of year                                            17,083,557            771,527          1,065,564
                                                                    -------------      -------------      -------------
  Cash at end of year                                               $     771,527      $   1,065,564      $   1,042,357
                                                                    =============      =============      =============
SUPPLEMENTAL DISCLOSURES OF CASH FLOW INFORMATION:
  Cash paid during the  period for:
  Interest                                                          $   1,116,300      $   1,579,691      $   1,826,707
</TABLE>



   The accompanying notes are an integral part of these financial statements.



                                      F-6
<PAGE>   34



                             SOLO SERVE CORPORATION
                          NOTES TO FINANCIAL STATEMENTS



NOTE 1 - NATURE OF OPERATIONS AND SIGNIFICANT ACCOUNTING POLICIES:


BUSINESS

         Solo Serve Corporation (the "Company") was incorporated in the State of
Texas on June 1, 1979 and was a majority-owned subsidiary of General Atlantic
Corporation ("GAC") until its initial public offering of shares of common stock
on April 29, 1992. The Company was reincorporated in Delaware in December 1991.
The Company is engaged in the operation of off-price retail department stores
located in Texas and Louisiana. The Company has a 52/53 week fiscal year ending
on the Saturday closest to January 31.

ESTIMATES

         The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.

INVENTORY

         Inventory is stated at the lower of cost or market. Cost is determined
by the specific identification method. The cost effects of permanent retail
reductions for slow moving items are charged to cost of goods sold in the period
such reductions are incurred.

DEPRECIATION AND AMORTIZATION

         Depreciation of property and equipment is computed using the
straight-line method over estimated useful lives of the related assets.
Maintenance and repairs are expensed as incurred.

INCOME TAXES

         Deferred income taxes are provided to reflect temporary differences
between the tax and book bases of assets and liabilities. The Company provides
valuation allowances for its deferred tax assets pursuant to the provisions of
Statement of Financial Accounting Standards No. 109.

PRE-OPENING EXPENSES

         Pre-opening expenses are charged to expense over the first twelve
months of operations.

REVENUE RECOGNITION

         The Company recognizes revenue as merchandise is sold.

LAYAWAY SALES

         Layaway sales are recognized in full when the layaway deposit is
received, and the unpaid balance is recorded as accounts receivable.
Cancellations result in a decrease in recorded sales and cost of sales.
Cancellation fees and service fees required to place a purchase in layaway are
recognized as revenue.

RENTAL EXPENSE

         Rental expense for leases with escalation clauses is recorded on a
straight-line basis.

ADVERTISING COSTS

         The Company expenses advertising costs as incurred. Advertising expense
for the fiscal years 1995, 1996 and 1997 was $3,742,000, $2,978,000 and
$2,652,000, respectively.



                                      F-7
<PAGE>   35



                             SOLO SERVE CORPORATION
                   NOTES TO FINANCIAL STATEMENTS - (CONTINUED)

NOTE 1 - NATURE OF OPERATIONS AND SIGNIFICANT ACCOUNTING POLICIES: (CONTINUED)


EARNINGS PER SHARE

         The computation of basic and diluted earnings per share is based on the
weighted average number of common shares outstanding and dilutive common stock
equivalents (stock options and voting, convertible preferred stock) outstanding
during each period (Note 7).

REORGANIZATION AND MANAGEMENT'S PLANS

         On July 21, 1994, the Company filed a petition under Chapter 11 of the
Bankruptcy Code ("Chapter 11") in the United States Bankruptcy Court for the
Western District of Texas (the "Bankruptcy Court"). On July 6, 1995, the
Bankruptcy Court approved a Proposed Plan of Reorganization (the "Plan") jointly
sponsored by the Official Committee of Unsecured Creditors and Texas Commerce
Bank San Antonio, N.A. ("TCB"), which became effective on July 18, 1995. On the
effective date of the Plan, the Company issued 1,388,889 shares of convertible
Preferred Stock for an aggregate consideration of $2.5 million. All of the
shares of Preferred Stock was purchased by General Atlantic Corporation ("GAC"),
the Company's largest stockholder. On April 17, 1996, the Bankruptcy Court
entered the Final Decree, which administratively closed Solo Serve's Chapter 11
bankruptcy case.

         Pursuant to the Plan, the Company's existing common stock was subject
to a one-for-two reverse split. The shares of Preferred Stock issued in
connection with the Plan have a liquidation value of $1.80 per share, are
convertible to an equal number of shares of Common Stock, have voting rights on
an as converted basis, and are entitled to no preferential dividends. With the
issuance of shares of Preferred Stock mentioned above, GAC increased its
percentage ownership of the voting shares of the Company to approximately 62%
from its pre-reorganization interest of approximately 44%. In October 1997 and
March 1998 certain members of Company management (the "Management Holders")
acquired a total of 1,964,686 shares of the Company's Common Stock from GAC.
This represented all of GAC's shares of Common Stock and 709,686 of its shares
of Preferred Stock which were converted to shares of Common Stock. GAC continues
to own 679,203 shares of the Company's Preferred Stock, which represents
approximately 16% of the aggregate voting stock of Solo Serve and all of the
Company's issued and outstanding shares of Preferred Stock.

         Currently the Company has a significant net operating loss
carryforward. Under applicable law and regulations, the Company's ability to
utilize its net operating loss carryforward to offset future earnings could be
severely limited if the Company experiences an ownership change as defined in
Section 382 of the Internal Revenue Code of 1986. The above mentioned equity
infusion by GAC and stock acquisition by the Management Holders have not caused
an ownership change as defined in Section 382. However, the Company's ability to
utilize its net operating loss carryforward could be adversely affected if a
purchaser were to acquire five percent (5%) or more of the Company's stock. The
Management Holders and GAC have entered into a Stockholders Agreement which
provides that no party thereto will sell, exchange, transfer or otherwise
dispose of shares of the Company's Common Stock or Preferred Stock owned by such
stockholder without the prior written consent of the other parties thereto and
no party will exercise incentive stock options or other rights to acquire
capital stock or will otherwise acquire capital stock of the Company without the
prior written consent of the others. The Stockholders Agreement provides that
the certificates representing shares of capital stock of the Company currently
held by the parties, as well as any additional shares issued to the parties,
shall each bear a legend evidencing the existence of the Stockholders Agreement
and the restrictions upon transfer contained therein. The Stockholders Agreement
terminates on March 17, 2001 unless terminated earlier or extended by agreement
of all parties.

         The Company's business has been affected by a number of factors,
including increased competition in its principal markets, weakness in the
apparel industry, unfavorable economic conditions in certain markets and other
factors, many of which are not within the Company's control. Increased
promotional activities by other retailers as well as the opening of additional
store locations in the Company's principal markets have resulted in significant
sales decreases. The Company has maintained inventory at planned levels;
however, the Company has experienced and continues to experience an unstable
credit environment, principally with third party factors, which has from time to
time resulted in constraints on the Company's ability to receive certain
merchandise at optimum times and in optimum quantities. Continuing unfavorable
business conditions and financial performance could heighten vendor and factor
concern 



                                      F-8
<PAGE>   36

regarding the Company's creditworthiness, which could adversely affect the
Company's ability to receive sufficient trade credit support to acquire adequate
levels of inventory in the future.

         In response to these conditions, management restructured its lending
arrangements, opened stores in markets smaller than it has traditionally served,
and entered into contracts to sell and leaseback all of its owned properties. If
current plans to improve overall financial performance and meet liquidity
requirements are not successful, the Company would consider other alternatives
designed to enhance liquidity, including additional debt or equity financings,
or other strategic alternatives


NOTE 2 - PROPERTY AND EQUIPMENT:

                 Property and equipment stated at cost is comprised of:

<TABLE>
<CAPTION>
                                        ESTIMATED USEFUL LIFE         FEBRUARY 1, 1997      JANUARY 31, 1998
                                       ------------------------       ----------------      ----------------
<S>                                          <C>                          <C>                    <C>       
Land                                                                   $   2,006,031        $     2,006,031
Furniture, fixtures and equipment             3-10                        17,306,704             17,662,200
Leasehold improvements                       10-15                         4,541,925              4,831,406
Buildings                                    20-40                         8,683,897              8,683,897
                                                                       -------------        ---------------
                                                                          32,538,557             33,183,534
Less accumulated depreciation                                             19,603,235             21,285,727
                                                                       =============        ===============
                                                                       $  12,935,322        $    11,897,807
                                                                       =============        ===============
</TABLE>

         During the second quarter of 1995, the Company closed its store in 
Montgomery, Alabama and recorded a loss on the disposal of approximately
$553,000, which is included in reorganization items.

         During the second quarter of fiscal 1997, the Company closed two stores
and during the fourth quarter closed a third, all in Louisiana. This resulted in
a charge of approximately $622,000 to store closure expense for inventory
adjustments, and lease terminations related to these stores. In fiscal 1996,
based on the revised cash flow estimates from these three locations, the Company
recorded a $525,000 write-down of the net book value of leasehold improvements
and fixtures and equipment associated with these locations.



                                      F-9
<PAGE>   37




                             SOLO SERVE CORPORATION
                   NOTES TO FINANCIAL STATEMENTS - (CONTINUED)


NOTE 3 - ACCRUED EXPENSES:

              Accrued expenses are comprised of:

<TABLE>
<CAPTION>
                                     FEBRUARY 1, 1997       JANUARY 31, 1998
                                     ----------------       -----------------
<S>                                  <C>                     <C>           
Accrued rent                         $  756,471              $  703,224    
Accrued sales and property taxes        534,612                 526,311    
Voluntary benefits                      217,078                 105,500    
Employee benefits                       372,213                    --      
Incentive compensation                   20,390                  52,561    
Layaway escrow                           21,621                  36,532    
Reserve for store closing                  --                   290,097    
Other                                   417,230                 615,281    
                                     ==========              ==========    
                                     $2,339,615              $2,329,506    
                                     ==========              ==========    
</TABLE>


NOTE 4 - LONG-TERM DEBT:

                Long-term debt consists of the following:

<TABLE>
<CAPTION>
                                                                              FEBRUARY 1, 1997  JANUARY 31, 1998
                                                                              ----------------  ----------------
<S>                                                                           <C>               <C>         
Notes payable to bank, interest at prime plus 1/2% (9.0% at January 31, 
     1998) secured by properties                                              $ 5,131,406          $ 4,808,716     
                                                                                                                   
Note payable to insurance company, interest at 8.0%; secured by                                                    
     equipment and properties                                                     654,132              272,127     
                                                                                                                   
Mortgage notes payable to insurance companies, interest at 9.5%;                                                   
     secured by the distribution center                                         5,760,664            5,706,011     
                                                                                                                   
Revolving credit facility, interest at prime plus 1% (9.5% at January 31,                                          
     1998); secured primarily by inventory                                      4,185,000            7,695,000     
                                                                              -----------          -----------     
                                                                               15,731,202           18,481,854     
Less current portion                                                              770,602            5,140,895     
                                                                              -----------          -----------     
                                                                                                                   
Long-term portion                                                             $14,960,600          $13,340,959     
                                                                              ===========          ===========     
</TABLE>


         The Company has a term note payable to Texas Commerce Bank ("TCB") due
in equal monthly payments of principal and interest of $64,117 until January
1999, when the remaining principal balance of $4.5 million is due. The TCB note
is secured by the Company's three owned store locations. These properties are
currently subject to a contract for sale and leaseback, which, if completed is
expected to result in the retirement of the TCB indebtedness.

         The Company also has a note payable to MetLife Capital Corporation (the
"MetLife Note"), which is secured by various equipment and fixtures located at
the corporate office and certain stores. The MetLife Note requires equal monthly
payments, including principal and interest, of $35,044 until September 1998. The
Company also has two mortgage notes payable, with identical terms (the "Mortgage
Notes"), each of which is secured by the Company's corporate office and
distribution center in San Antonio, Texas. The Mortgage Notes require aggregate
monthly payments of principal and interest of $49,773 until December 2002, when
the remaining aggregate principal balance of $5.4 million is due. Subsequent to
January 31, 1998, the Company sold and leased back the distribution center and
corporate office. The buyer, in turn, assumed the outstanding Mortgage Notes,
which released the Company from any future liability on this indebtedness. (See
Note 11.)

         On October 2, 1997, the Company replaced its previous revolving credit
facility with a $12 million revolving credit facility with Sanwa Business Credit
Corporation ("Sanwa"). The loan matures October 2, 2000. Principal will be due
at maturity and interest only is due and payable in monthly installments.



                                      F-10
<PAGE>   38

         Under the loan agreement, the advance rate under the Sanwa credit
facility is in an amount equal to 70% of the Company's eligible inventory during
the period May 1 through December 10 of each year and 65% of eligible inventory
at all other times. In addition to advances made based upon the percentage of
eligible inventory, Sanwa made available an additional $750,000 upon receipt of
a letter of credit in such amount from GAC, one of the Company's principal
stockholders. In consideration for GAC's providing the $750,000 standby letter
of credit to Sanwa, the Company granted GAC a second lien security interest
(subordinated to Sanwa) on the assets of the Company pledged to Sanwa. Covenants
under the loan agreement require the Company to maintain certain financial
ratios.

         On March 17, 1998, the Company amended its loan agreement with Sanwa.
The amendment waives compliance with the financial covenants at January 31,
1998, eliminates the Company's minimum net worth covenant entirely, and revises
the interest coverage ratios for 1998. If the Company fails to meet the revised
interest coverage ratio, the entire balance due under the loan agreement would
be reclassified as a current liability. The amendment also increases the advance
rate on the Company's eligible inventory from 65% to 70% from the date of the
amendment through December 10, 1998 and provides an additional $600,000
available to borrow based upon a new $600,000 letter of credit in favor of Sanwa
provided by GAC. The new $600,000 letter of credit, which is anticipated to
terminate thirty days after consummation of the pending sale of the Company's
three owned store locations, is in addition to the previously discussed $750,000
letter of credit provided by GAC, which is anticipated to terminate December 31,
1998. The letters of credit are secured by a second lien on substantially all of
the assets of the Company other than real estate.

         On October 2, 1997, Charles M. Siegel, President and Chief Executive 
Officer of the Company, and a related family trust loaned the Company an
aggregate amount of $500,000 (the Siegel Loan). The loan bears interest at a
rate of prime plus 1%, and requires monthly payments of interest only for a
period of five years, at which time the principal becomes due (October 31,
2002). The Siegel Loan is subordinate to the Sanwa credit facility and to
repayment by the Company of any amounts advanced under the letter of credit
issued by GAC. The Company may not repay any principal due under the Siegel Loan
without Sanwa's prior consent and may make interest payments to Mr. Siegel only
if there is no existing default by the Company under the Sanwa credit facility.
In related transactions, Mr. Siegel purchased from GAC all of its common stock
in the Company, and his employment contract with the Company was amended.

         The Company has issued an unused $75,000 Letter of Credit in favor of
Liberty Mutual Insurance Company.

         Future maturities of long-term debt by fiscal year are as follows:



<TABLE>                                             
<CAPTION>                                           
                Fiscal                                              
                ------                                              
<S>                                                  <C>          
                1998                                   5,140,895    
                1999                                      65,986    
                2000                                   7,767,507    
                2001                                      79,671    
                2002                                   5,427,795    
                                                     -----------    
                                                     $18,481,854    
                                                     ===========    
</TABLE>


         Based on borrowing rates currently available to the Company for bank
loans with similar terms and maturities, the fair value of long-term debt is
estimated to be $18.5 million at January 31, 1998, including amounts payable
within one year.




                                      F-11
<PAGE>   39



                             SOLO SERVE CORPORATION
                   NOTES TO FINANCIAL STATEMENTS - (CONTINUED)

NOTE 5 - NON-RECURRING CHARGE:

         The Company recognized and recorded an unanticipated and non-recurring
charge of $464,000 in fiscal 1996. In recent years, the Company self-insured
workers' compensation and medical insurance for its employees and purchased
stop-loss coverage to limit its maximum exposure. In late fiscal 1996, a
dependent of one of the Company's former employees who is covered by COBRA
required expensive medical treatment which was not covered by the stop-loss
provider, and the majority of this accrual relates to this claim. During fiscal
1997 the claim was resolved and the Company's liability discharged. Effective
January 1, 1997, the Company purchased fully insured coverage for medical and
workers' compensation insurance.

NOTE 6 - INCOME TAXES:

         The principal reasons for the difference between the statutory federal
income tax rate and the Company's provision for income taxes were:


<TABLE>
<CAPTION>
                                                    FISCAL 1995      FISCAL 1996      FISCAL 1997
                                                    -----------      -----------      ------------ 
<S>                                                 <C>              <C>              <C>         
Tax benefit at statutory federal rate               $(1,642,307)     $(1,864,746)     $(2,138,390)
Other                                                   573,952           47,175           74,215
Increase in state net operating loss carryovers        (241,099)         (64,263)        (197,443)
Valuation allowance for net deferred asset            1,309,454        1,881,834        2,261,618
                                                    ===========      ===========      ===========
                                                    $         0      $         0      $         0
                                                    ===========      ===========      ===========
</TABLE>



         The approximate tax effect of temporary differences that give rise to
deferred tax assets (liabilities) is as follows:


<TABLE>
<CAPTION>
                                                 FEBRUARY 1, 1997   JANUARY 31, 1998
                                                 ----------------  -----------------
<S>                                              <C>               <C>         
Markdowns                                        $    276,239      $    260,554
Uniform inventory capitalization                      343,710           309,710
Voluntary benefits accrual                             73,807            35,870
Medical benefits accrual                              126,552              --
Accrued rent                                          257,199           239,095
Layaway sales                                         (22,782)          (22,472)
Difference in book and tax basis of property
    and equipment                                     611,690           873,628
Difference in book and tax basis of building        1,168,482         1,168,482
Store closing reserve                                    --              98,633
Net operating loss carryover                        8,015,698         9,949,889
General business credit carryover (expiring
    during the years 1996-2000)                       356,638           356,638
Alternative minimum tax carryover                     100,131            97,860
State net operating loss carryover                    797,626           995,069
Other, net                                            (82,117)          (78,465)
                                                 ------------      ------------

Total net tax assets                               12,022,873        14,284,491
Valuation allowance                               (12,022,873)      (14,284,491)
                                                 ============      ============
Deferred tax asset                               $          0      $          0
                                                 ============      ============
</TABLE>


         Due to the increased operating loss carryforwards generated from the
Company's continuing operations and reorganization, management believes that
uncertainties exist such that it is unlikely that the Company's deferred tax
assets will be realized in the future and therefore have recorded a valuation
allowance equal to 100% of its existing net deferred tax asset. In fiscal 1995,
1996 and 1997, the Company recorded an additional valuation allowance of
$1,309,454, $1,881,834 and $2,261,618, respectively for deferred tax assets
generated in those years. The Company's net operating loss carryforward of
approximately $29.5 million expires in the years 2008-2012.



                                      F-12
<PAGE>   40


                             SOLO SERVE CORPORATION
                   NOTES TO FINANCIAL STATEMENTS - (CONTINUED)

NOTE 7 - STOCK OPTION PLAN: 

         The Company has a stock option plan for certain key employees. The
following table summarizes option activity for fiscal years 1995, 1996 and 1997:


<TABLE>
<CAPTION>
                                              Weighted
                                               Average
                                              Exercise
Stock Options                    Shares        Price
- -------------                    ------       --------
<S>                              <C>           <C> 
Outstanding January 28, 1995      458,780       3.50

Granted                           460,000       1.61
Canceled                         (468,780)      3.46
Exercised                            --         --
                                 --------      -----

Outstanding February 3, 1996      450,000       1.61

Granted                           281,000        .28
Canceled                         (370,000)      1.50
Exercised                            --
                                 --------      -----

Outstanding January 31, 1997      361,000      $0.69

Granted                              --         --
Canceled                          (21,000)       .25
Exercised                            --
                                 --------      -----

Outstanding January 31, 1998      260,000      $0.69
                                 ========      =====
</TABLE>


At February 3, 1996, February 1, 1997, and January 31, 1998 exercisable stock
options totaled 56,799; 176,500; and 300,334 shares and had weighted average
exercise prices of $1.61, $0.69, and $0.69, respectively.

The weighted average fair value of options granted during the two years ended
February 3, 1996 and February 1, 1997 was $1.61 and $0.28, respectively. No new
options were granted during fiscal 1997.

On the effective date of the Plan, all existing stock options were canceled. A
new Stock Incentive Plan was implemented on the Effective Date. The new plan
provides for 500,000 shares to be available for grant after taking into effect
the one-for-two reverse split. The 370,000 shares granted on August 8, 1995 were
canceled during 1996, and were replaced by options to purchase 10,000, 25,000,
20,000, 75,000 and 151,000 shares at exercise prices of $.375, $.375, $.4375,
$.25 and $.25, respectively. The outstanding options are exercisable as follows:
141,000 in 1996; 95,334 in 1997; 20,333 in 1998 and 3,333 in 1999. On September
1, 1995 options to purchase 80,000 shares at an exercisable price of $2.125 per
share were granted to Directors. On June 17, 1997 the Directors' options were
repriced at $.1875. The Directors' options are exercisable as follows: 48,000 in
1996; 16,000 in 1997 and 16,000 in 1998. All options are exercisable for 10
years from the date of issuance, with the exception of options for 25,000
shares, which are exercisable for five years. The average remaining contractual
life of these options is eight years.

The Company applies APB Opinion No. 25, "Accounting for Stock Issued to
Employees" and related interpretations in accounting for its stock option plans
as allowed under FAS Statement No. 123, "Accounting for Stock-Based
Compensation." Accordingly, the Company has not recognized compensation expense
for its stock options. Had compensation expense for the Company's stock options
granted in fiscal 1996 and fiscal 1995 been determined based on the fair value
at the grant dates consistent with the methodology of FAS No. 123, such
compensation expense would have been $85,106, $151,045 and $35,071 in fiscal
1995, 1996 and 1997, respectively, and pro forma net loss and loss per share
would have been as follows:




                                      F-13
<PAGE>   41


                             SOLO SERVE CORPORATION
                   NOTES TO FINANCIAL STATEMENTS - (CONTINUED)

NOTE 7 - STOCK OPTION PLAN:   (CONTINUED)


<TABLE>
<CAPTION>
                                                        FISCAL

                                       1995                1996             1997
                                       ----                ----             ----
<S>                                    <C>               <C>              <C>         
Pro forma net loss                     $(4,916,346)      $(5,635,592)     $(6,590,796)
Pro forma net loss per  share,
basic and diluted                           $(1.36)           $(1.97)          $(2.31)

</TABLE>

For purposes of pro forma disclosures, the estimated fair value of the options
is amortized to expense over the options' vesting period. The fair value for
these options was estimated at the date of grant using the Black-Scholes option
pricing model with the following weighted-average assumptions:


<TABLE>
<CAPTION>
                                                                 YEAR ENDED
                                              ------------------------------------------------
                                              FEBRUARY 3,       FEBRUARY 1,        JANUARY 31,
                                                 1996              1997               1998
                                              -----------       -----------        -----------
<S>                                           <C>               <C>                <C> 
Assumptions used in determining the 
   fair value of options granted:
     Expected volatility                            2.63              2.63             1.72
     Expected dividend yield                         -                 -                 -
     Expected life (term)                         6 years           6 years           6 years
     Risk-free interest rate                        5.29%             5.40%            6.50%
</TABLE>


The Black-Scholes option valuation model was developed for use in estimating the
fair value of traded options which have no vesting restrictions and are fully
transferable. In addition, options valuation models require the input of highly
subjective assumptions including expected stock price volatility. Because the
Company's employee stock options have characteristics significantly different
from those of traded options, and because changes in the subjective input
assumptions can materially affect the fair value estimate, in management's
opinion, the existing models do not necessarily provide a reliable measure of
the fair value of its employees' stock options.

NOTE 8 - RETIREMENT SAVINGS PLAN AND TRUST:

         The Company adopted the Solo Serve 401(k) Retirement Savings Plan and
Trust effective January 1, 1993. Participation in the Retirement Savings Plan is
offered to eligible employees of the Company. Generally, all employees of the
Company who are 21 years of age and who have six months of service are eligible
for participation in the plan.

         The Retirement Savings Plan is a defined contribution plan which
provides that participants generally may make voluntary salary deferral
contributions, on a pre-tax basis, from 1% to 15% of their compensation in the
form of voluntary payroll deductions. The Company may make discretionary
contributions from its annual profits. During fiscal year 1995, the Company's
contributions totaled $45,775. No contribution was made during fiscal 1996 or
fiscal 1997.







                                      F-14
<PAGE>   42



                             SOLO SERVE CORPORATION
                   NOTES TO FINANCIAL STATEMENTS - (CONTINUED)


NOTE 9 - COMMITMENTS AND CONTINGENCIES:

      The Company has operating leases for most of its retail store facilities.
Rental expense for the years ended February 3, 1996, February 1, 1997 and
January 31, 1998 amounted to $4,169,183, $4,080,767 and $4,128,871 respectively.
The Company has granted a license to an independent vendor to occupy 200 square
feet of selling space and operate a fine jewelry department in six of the
Company's stores. The following table summarizes payment under these leases:


<TABLE>
<CAPTION>
                           NET FUTURE
          FUTURE MINIMUM    SUBLEASE         MINIMUM
FISCAL    LEASE PAYMENTS    INCOME        LEASE PAYMENT
          --------------  -----------     -----------
<S>         <C>               <C>           <C>      
 1998       4,338,164         108,000       4,230,164
 1999       3,833,611          63,000       3,770,611
 2000       3,326,718            --         3,326,718
 2001       2,514,975            --         2,514,975
 2002       2,192,399            --         2,192,399
AFTER       5,497,877            --         5,497,877
          ===========     ===========     ===========
          $21,703,744     $   171,000     $21,532,744
          ===========     ===========     ===========
</TABLE>


         Some of the Company's operating leases have additional rentals
contingent on individual store sales. The Company may be required to pay
additional rentals if certain sales levels are achieved. For the years ended
February 3, 1996, February 1, 1997, and January 31, 1998 the Company paid
nothing under additional rental agreements.

         The Company has an employment contract with its chief executive officer
and president that provides for compensation arrangements. Subsequent to January
31, 1998, the Company entered into employment agreements with each of Messrs.
Bacon, Lalosh and Blankenship which also provide for compensation arrangements.

         The Company is involved in litigation arising in the normal course of
business. In the opinion of management, the outcome of this litigation will not
have a material effect on the financial statements of the Company.



                                      F-15
<PAGE>   43




                             SOLO SERVE CORPORATION
                   NOTES TO FINANCIAL STATEMENTS - (CONTINUED)

NOTE 10 - CALCULATION OF BASIC AND DILUTED EARNINGS PER SHARE:

          The following table sets forth the computation of basic and diluted
earnings per share:


<TABLE>
<CAPTION>
                                                                  FOR THE FISCAL YEAR ENDED
                                                       -------------------------------------------------
                                                        FEBRUARY 3,       FEBRUARY 1,        JANUARY 31,
                                                           1996              1997               1998
                                                       -------------      -----------      -------------
<S>                                                    <C>                <C>              <C>           
NUMERATOR
  Income (loss) before extraordinary item              $  (7,584,215)     $(5,484,547)     $  (6,289,382)
  Extraordinary item                                       2,752,975             --              266,343
                                                       -------------      -----------      -------------

  Numerator for basic earnings (loss)per  share-
    income available to common stock holders              (4,831,240)      (5,484,547)        (6,555,725)

  Effect of dilutive securities                                 --               --                 --
                                                       -------------      -----------      -------------

Numerator for diluted earnings (loss) per share-
  income available to common stockholders
  after assumed conversions                               (4,831,240)      (5,484,547)        (6,555,725)
                                                       =============      ===========      =============

DENOMINATOR:

  Denominator for basic earnings (loss) per share
    weighted-average shares                                3,604,853        2,856,126          2,856,126

  Effect of dilutive securities
    Employee stock options                                      --               --                 --
                                                       -------------      -----------      -------------

Denominator for diluted earnings (loss) per share-                                                     
  adjusted weighted-average shares,
  no assumed dilutions due to losses                       3,604,853        2,856,126          2,856,126
                                                       =============      ===========      =============


Basic earnings (loss) per common share:
         Loss before extraordinary item                $       (2.10)     $     (1.92)     $       (2.20)
         Extraordinary item                            $        0.76             --        $       (0.10)
         Net loss                                      $       (1.34)     $     (1.92)     $       (2.30)
                                                                                                  
Diluted earnings (loss) per common share:                                                         
         Loss before extraordinary item                $       (2.10)     $     (1.92)     $       (2.20)
         Extraordinary item                            $        0.76             --        $       (0.10)
         Net loss                                      $       (1.34)     $     (1.92)     $       (2.30)
</TABLE>


NOTE 11 - EVENTS SUBSEQUENT TO YEAR END:

          On April 6, 1998, the Company sold and leased back its 440,000 square
foot distribution center and corporate office in San Antonio, Texas. The buyer
assumed the outstanding mortgage notes, and the Company realized approximately
$1 million in cash, net of selling costs, debt assumption; and deposits. The 
Company has signed a 10 year lease for the property, and will continue to 
occupy the facility.

          In addition, each of three members of senior management acquired
236,562 shares of the Company's common stock from GAC, which shares GAC received
upon conversion of an equal number of shares of the Company's preferred stock.
Also, the Company's chief executive officer transferred to each of these three
members of senior management, 80,000 shares of common stock.



                                      F-16
<PAGE>   44











                         Report of Independent Auditors



Board of Directors
Solo Serve Corporation

We have audited the financial statements of Solo Serve Corporation as of January
31, 1998, and for the year then ended, and have issued our report thereon dated
April 10, 1998. Our audit also included the financial statement schedule listed
in the Index at Item 14(a). This schedule is the responsibility of the Company's
management. Our responsibility is to express an opinion based on our audit.

In our opinion, the financial statement schedule referred to above, when
considered in relation to the basic financial statements taken as a whole,
presents fairly in all material respects the information set forth therein.


                                              Ernst & Young LLP



San Antonio, Texas
April 10, 1998




                                      S-1 
<PAGE>   45

                      REPORT OF INDEPENDENT ACCOUNTANTS ON
                          FINANCIAL STATEMENT SCHEDULE


To the Board of Directors of Solo Serve Corporation

Our audits of the consolidated financial statements referred to in our report
dated May 14, 1997 appearing on page F-2A of this Annual Report on Form 10-K
also included an audit of the Financial Statement Schedule listed in Item
14(a)(2) of the Form 10-K (and appearing on the following page S-3). In our
opinion, this Financial Statement Schedule presents fairly, in all material
respects, for each of the two years in the period ended February 1, 1997, the
information set forth therein when read in conjunction with the related
consolidated financial statements.



PRICE WATERHOUSE LLP


San Antonio, Texas
May 14, 1997








                                       S-2
<PAGE>   46








                                                                      SCHEDULE X


                             SOLO SERVE CORPORATION
               SUPPLEMENTARY STATEMENTS OF OPERATIONS INFORMATION



<TABLE>
<CAPTION>
                                           FISCAL 1995    FISCAL 1996    FISCAL 1997
                                           -----------    -----------    -----------
<S>                                        <C>            <C>            <C>       
Maintenance and repairs                    $1,184,744     $1,155,092     $1,017,652
                                           ==========     ==========     ==========

Depreciation of owned assets                2,141,933      1,841,329      1,372,824

Amortization of leasehold improvements        552,559        459,539        399,217

Amortization of intangibles                   120,532        120,000        290,000
                                           ----------     ----------     ----------

     Total                                 $2,815,024     $2,420,868     $2,062,041
                                           ==========     ==========     ==========

Advertising Costs                          $3,742,498     $2,978,114     $2,651,516
                                           ==========     ==========     ==========
</TABLE>



                                      S-3


<PAGE>   47
                                 EXHIBIT INDEX

<TABLE>
<CAPTION>
Exhibit
Number     Description of Exhibit
- ------     ----------------------
<S>     <C>
  3.1    Restated Certificate of Incorporation of the Company (7)

  3.2    Certificate of Designation of Rights and Preferences of Preferred Stock
         (7)

  3.3    Bylaws of the Company, as amended and restated (14)

  4.1    Specimen Certificate for Common Stock of the Registrant (representing
         shares of common stock of the Company after giving effect to the
         previously reported 1-for-2 reverse split effected July 18, 1995) (9)

 10.1    Registration Rights Agreement among General Atlantic Corporation,
         Robert J. Grimm and the Company (1)

 10.2    Agreement Regarding Tax Consequences of Deconsolidation between the
         Company and General Atlantic Corporation (1)

 10.3    Tax Allocation Agreement between the Company and General Atlantic
         Corporation (1)

 10.4    Form of Indemnity Agreement between Directors, Executive Officers and
         the Company (1)

 10.5    Associate Stock Purchase Plan of the Company (2)

 10.6    Retirement Savings Plan and Trust of the Company (2)

 10.7    Mortgage Note A, dated November 20, 1992, in principal amount of
         $4,940,000, with the Company as Maker and Nationwide Life Insurance
         Company as Holder (2)

 10.8    Mortgage Note B, dated November 20, 1992, in principal amount of
         $1,000,000, with the Company as Maker and Employers Life Insurance
         Company of Wausau as Holder (2)

 10.9    Subscription Agreement between the Company and General Atlantic
         Corporation (7)

 10.10   Solo Serve Corporation 1995 Stock Incentive Plan (8) + 

 10.11   Solo Serve Corporation Director Stock Option Plan (8) +

 10.12   First Amendment to Solo Serve Corporation Director Stock Option 
         Plan *+

 10.13   Loan and Security Agreement, dated as of June 20, 1995, by and between
         Solo Serve Corporation and Congress Financial Corporation (Southwest)
         (7)

 10.14   Amended Loan and Security Agreement, dated July 18, 1995, by and
         between Solo Serve Corporation and MetLife Capital Corporation (8)

 10.15   Loan Modification Agreement, dated July 18, 1995, by and among Solo
         Serve Corporation, Nationwide Life Insurance Company, and Employers
         Life Insurance Company (8)

 10.16   Promissory Note, dated July 31, 1995, in principal amount of
         $5,565,000, with the Company as Maker, and Texas Commerce Bank National
         Association as Holder (8)

 10.17   Loan Modification Agreement, dated October 27, 1995, by and between
         Solo Serve Corporation and Congress Financial Corporation (Southwest)
         (9)

 10.18   Consulting Services Agreement between the Company and Robert J. Grimm
         (10) +

 10.19   Second Amendment to Loan and Security Agreement, dated January 31,
         1996, by and between Solo Serve Corporation and Congress Financial
         Corporation (Southwest) (11)

 10.20   Letter Agreement dated January 23, 1996 by and between the Company and
         MetLife Capital Corporation modifying the Loan and Security Agreement
         between the Company and MetLife Capital Corporation, as amended on July
         18, 1995 (11)

 10.21   Amendment No. 3 to Loan and Security Agreement by and between Solo
         Serve Corporation and Congress Financial Corporation (Southwest) dated
         June 26, 1996 (12)

 10.22   Letter of Credit and Security Agreement between Solo Serve Corporation
         and General Atlantic Corporation dated as of June 26, 1996 (12)

 10.23   Intercreditor and Subordination Agreement between Congress Financial
         Corporation (Southwest) and General Atlantic Corporation dated as of
         June 26, 1996, as acknowledged and agreed to by Solo Serve Corporation
         (12)

 10.24   Consulting Agreement between the Company and Charles Siegel (13) +
</TABLE>



<PAGE>   48
<TABLE>
<S>     <C> 
 10.25   Employment Agreement between the Company and Charles Siegel (13) +

 10.26   Amendment No. 4 to Loan and Security Agreement by and between Solo
         Serve Corporation and Congress Financial Corporation (Southwest) dated
         as of September 1, 1996 (13)

 10.27   Amendment No. 5 to Loan and Security Agreement by and between Solo
         Serve Corporation and Congress Financial Corporation (Southwest) dated
         as of March 31, 1997 (14)

 10.28   Letter Agreement dated March 28, 1997 by and between the Company and
         MetLife Capital Corporation modifying the Loan and Security Agreement
         between the Company and MetLife Capital Corporation, as amended on July
         18, 1995 (14)

 10.29   Letter Agreement dated July 8, 1996 by and between the Company and Ross
         E. Bacon (14)+

 10.30   Amendment No. 6 to Loan and Security Agreement by and between Solo
         Serve Corporation and Congress Financial Corporation (Southwest) dated
         as of May 19, 1997 (14)

 10.31   Agency Agreement by and between Solo Serve Corporation and Hilco/Great
         American Group dated May 7, 1997, as amended together with related
         agreements (15)

 10.32   Amendment No. 7 to Loan and Security Agreement by and between Solo
         Serve Corporation and Congress Financial Corporation (Southwest) dated
         June 16, 1997 (15)

 10.33   Standby Guarantee and Indemnification Agreement by and between Solo
         Serve Corporation and Congress Financial Corporation (Southwest) dated
         June 16, 1997 (15)

 10.34   Commitment Letter of Sanwa Business Credit Corporation dated September
         8, 1997 (16)

 10.35   Letter of Price Waterhouse LLP dated September 18, 1997 (17)

 10.36   Loan and Security Agreement by and between the Company and Sanwa
         Business Credit Corporation (18)

 10.37   Employment Agreement by and between the Company and Charles M. Siegel
         (18)+

 10.38   Subordinated Promissory Note of the Company to Charles Siegel in
         Principal Amount of $400,000 (18)

 10.39   Subordinated Promissory Note of the Company to The Siegel Family Trust
         in Principal Amount of $100,000 (18)

 10.40   Letter of Credit and Security Agreement by and between the Company and
         General Atlantic Corporation (18)

 10.41   Subordination and Intercreditor Agreement by and among the Company,
         Sanwa Business Credit Corporation, and General Atlantic Corporation
         (18)

 10.42   Subordination and Intercreditor Agreement by and among the Company,
         Sanwa Business Credit Corporation, Charles M. Siegel, and The Siegel
         Family Trust (18)

 10.43   First Amendment to Loan and Security Agreement by and between the
         Company and Sanwa Business Credit Corporation (19)

 10.44   Amended and Restated Letter of Credit and Security Agreement by and
         between the Company and General Atlantic Corporation (19)

 10.45   Stockholder Agreement (19)

 10.46   Employment Agreement between the Company and Ross Bacon (19)+

 10.47   Employment Agreement between the Company and Mark Blankenship (19)+

 10.48   Employment Agreement between the Company and Terry Lalosh (19)+ 

 10.49   Lease Agreement between the Company and Koontz/McCombs 1, Ltd.*

 10.50   Earnest Money Contract between the Company and Koontz/McCombs, LLC*

 10.51   Escrow and Security Agreement by and among the Company, Nationwide Life
         Insurance Company, Employers Life Insurance Company of Wasuau,
         Koontz/McCombs 1, Ltd. and Holliday Fenoglio Fowler, L.P.*

 10.52   Assumption Agreement by and among the Company, Nationwide Life
         Insurance Company, Employers Life Insurance Company of Wasuau,
         Koontz/McCombs 1, Ltd., Koontz/McCombs, LLC and Bart C. Koontz*

 21.1    Subsidiaries of the Registrant (14)

 23.1    Consent of Independent Accountants *

 23.2    Consent of Independent Accountants *

 27      Financial Data Schedule *
</TABLE>

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

 *   Filed herewith.
 +   Management Compensatory Plan or Arrangement



<PAGE>   49
<TABLE>
<S>     <C> 

 (1)     Incorporated by reference to the Exhibits to the Company's Registration
         Statement on Form S-1 (No. 33-46324), as filed on March 11, 1992, and
         amended by Amendment No. 1, filed on March 26, 1992, Amendment No. 2,
         filed on April 20, 1992, and Amendment No. 3, filed on April 24, 1992.

 (2)     Incorporated by reference to the Exhibits to the Company's Annual
         Report on Form 10-K for the Fiscal year ended January 30, 1993.

 (3)     Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended July 30, 1994.

 (4)     Incorporated by reference to the Exhibits filed to the Company's Annual
         Report on Form 10-K for the Fiscal Year ended January 28, 1995.

 (5)     Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended April 29, 1995.

 (6)     Incorporated by reference to the Exhibits filed to the Company's
         Current Report on Form 8-K for July 6, 1995.

 (7)     Incorporated by reference to the Exhibits filed to the Company's
         Current Report on Form 8-K for July 18, 1995.

 (8)     Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended July 29, 1995.

 (9)     Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended October 28, 1995.

 (10)    Incorporated by reference to the Exhibits filed to the Company's Annual
         Report on Form 10-K for the Fiscal Year ended February 3, 1996.
 
 (11)    Incorporated by reference to the Exhibits filed to the Company's
         Current Report on Form 8-K for February 8, 1996.

 (12)    Incorporated by reference to the Exhibits filed to the Company's
         Current Report on Form 8-K for July 2, 1996.

 (13)    Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended August 3, 1996.

 (14)    Incorporated by reference to the Exhibits filed to the Company's Annual
         Report on Form 10-K for the Fiscal Year ended February 1, 1997.

 (15)    Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended May 3, 1997.

 (16)    Incorporated by reference to the Exhibits filed to the Company's
         Quarterly Report on Form 10-Q for the Quarter ended August 2, 1997.

 (17)    Incorporated by reference to the Exhibits filed on the Company's
         Current Report on Form 8-K for September 18, 1997.

 (18)    Incorporated by reference to the Exhibits filed to the Company's
         Current Report on Form 8-K for October 2, 1997.

 (19)    Incorporated by reference to the Exhibits filed to the Company's
         Current Report on Form 8-K for March 17, 1998.
</TABLE>


         (b) Reports on Form 8-K. No reports on Form 8-K were filed during the
last quarter of the period covered by this report:

<PAGE>   1
                                                                   EXHIBIT 10.12

                             SOLO SERVE CORPORATION
                 FIRST AMENDMENT TO DIRECTOR STOCK OPTION PLAN

     This Amendment to the Solo Serve Corporation Director Stock Option Plan is
dated as of the 17th day of June, 1997.

                                  WITNESSETH:

     WHEREAS, Solo Serve Corporation, a Delaware Corporation (the "Company")
has previously adopted a Solo Serve Corporation Director Stock Option Plan (the
"Plan"); and

     Whereas, the Company desires to amend the Plan as set forth herein;

     NOW, THEREFORE, the Plan is hereby amended, effective as of the date
hereof, as follows:

     1.   Section 6(b) of the Plan is hereby amended to read, in its entirety,
     as follows:

          On September 1, 1995, each person who is, as of September 1, 1995, an
          Eligible Participant shall be granted an NSO to purchase 20,000 shares
          of Company Stock (the "Initial Formula Grants"). Each person who
          becomes an Eligible Participant on or after September 1, 1995 shall be
          granted, on the date such person becomes an Eligible Participant, an
          NSO to purchase 20,000 shares of Company Stock.

     2.   Section 8 of the Plan is hereby amended to read, in its entirety, as
     follows:

          The Exercise Price of an Option shall be equal to one hundred percent
          (100%) of the Fair Market Value of the shares of Common Stock of the
          Company on the date that such Option shall be granted. Notwithstanding
          anything else in the Plan, the Exercise Price of the Initial Formula
          Grants shall be equal to $.1875 per share. The Fair Market Value of
          the shares of Common Stock of the Company shall be the closing bid
          price in the over-the-counter market on any given date or, if no Stock
          is traded on such date, the most recent prior date on which Stock was
          traded, as reported by the National Quotation Bureau.

     3.   All other terms and conditions of the Plan shall remain in full force
     and effect.

<PAGE>   1
                                                                   EXHIBIT 10.49




                                LEASE AGREEMENT

                                    BETWEEN

                             KOONTZ/MCCOMBS 1, LTD.
                                  AS LANDLORD,

                                      AND

                            SOLO SERVE CORPORATION,
                                   AS TENANT
<PAGE>   2
               LEASE BETWEEN KOONTZ/MCCOMBS 1, LTD., AS LANDLORD,
                     AND SOLO SERVE CORPORATION, AS TENANT

                               TABLE OF CONTENTS

<TABLE>
<S>                                                                                                <C>
RECITALS          . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  1

TERMS OF LEASE    . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  1

Article I:  Certain Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  1

         1.1     Lease Year . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  1
         1.2     Business Day . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  1
         1.3     Hazardous Material . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  1
         1.4     Environmental Law  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  2
         1.5     Landlord's Mortgagee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  2
         1.6     Landlord's Property Manager  . . . . . . . . . . . . . . . . . . . . . . . . . .  2

Article II: Lease Premises  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  2

         2.1     Lease of Premises  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  2
         2.2     Permitted Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  2
         2.3     Memorandum of Lease  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  3

Article III: Term and Options to Extend   . . . . . . . . . . . . . . . . . . . . . . . . . . . .  3

         3.1     Term . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  3
         3.2     Options to Extend  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  3
         3.3     Term . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  5
         3.4     Holding Over . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  5

Article IV: Rent  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  5

         4.1     Net Lease  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  5
         4.2     Base Rent  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  6
         4.3     Additional Rent  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  7
         4.4     Late Charge  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  8
         4.5     Payment of Rent  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  8
         4.6     Rent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  8
         4.7     Security Interest  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  8

</TABLE>




                                       i
<PAGE>   3
<TABLE>
<S>                                                                                               <C>
Article V: Use of the Premises  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  9

         5.1     Use of Premises  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  9
         5.2     Compliance with Laws . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  9

Article VI: Property Taxes and Assessments  . . . . . . . . . . . . . . . . . . . . . . . . . . .  9

         6.1     Ad Valorem Taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  9
         6.2     Payment of Real Estate Taxes . . . . . . . . . . . . . . . . . . . . . . . . .   10
         6.3     Tax Protests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   11
         6.4     Personal Property Taxes  . . . . . . . . . . . . . . . . . . . . . . . . . . .   12
         6.5     Assessments  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   12

Article VII: Utilities  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   13

         7.1     Utility Payments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   13
         7.2     Interruption of Utilities  . . . . . . . . . . . . . . . . . . . . . . . . . .   13

Article VIII: Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   13

         8.1     Minimum Acceptable Insurance Coverage Requirements . . . . . . . . . . . . . .   13
         8.2     Insurance Company Requirement  . . . . . . . . . . . . . . . . . . . . . . . .   14
         8.3     Insurance Certificate Requirements . . . . . . . . . . . . . . . . . . . . . .   15
         8.4     Additional Insureds  . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   15
         8.5     Mortgage Endorsement . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   15
         8.6     Renewals, Lapses or Deficiencies . . . . . . . . . . . . . . . . . . . . . . .   16
         8.7     Payment of Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   16

Article IX: Furniture, Fixtures and Equipment . . . . . . . . . . . . . . . . . . . . . . . . .   17

         9.1     Furniture, Fixtures and Equipment  . . . . . . . . . . . . . . . . . . . . . .   17
         9.2     Landlord's Waiver  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   17
         9.3     Removal of Furniture, Fixtures, and Equipment at
                 Expiration of Lease  . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   17
         9.4     Right to Affix Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   18

Article X: Maintenance of the Premises  . . . . . . . . . . . . . . . . . . . . . . . . . . . .   18

         10.1    Obligation to Maintain the Premises  . . . . . . . . . . . . . . . . . . . . .   18
         10.2    Specific Repairs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   19
         10.3    Surrender of the Premises  . . . . . . . . . . . . . . . . . . . . . . . . . .   20
         10.4    No Obligation of Landlord  . . . . . . . . . . . . . . . . . . . . . . . . . .   20
</TABLE>





                                       ii
<PAGE>   4
<TABLE>
<S>                                                                                               <C>
Article XI: Alterations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   20

         11.1    Right to Make Alterations  . . . . . . . . . . . . . . . . . . . . . . . . . .   20
         11.2    Tenant Shall Not Render Premises Liable for Any Lien . . . . . . . . . . . . .   20

Article XII: Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   21

Article XIII: Indemnity and Release . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   21

         13.1    Indemnification by Tenant  . . . . . . . . . . . . . . . . . . . . . . . . . .   21
         13.2    No Liability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   22

Article XIV: Waiver of Subrogation Rights . . . . . . . . . . . . . . . . . . . . . . . . . . .   22

         14.1    Waiver of Subrogation  . . . . . . . . . . . . . . . . . . . . . . . . . . . .   22
         14.2    Waiver Provision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   23

Article XV: Partial and Total Destruction of the Premises . . . . . . . . . . . . . . . . . . .   23

Article XVI: Condemnation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   24

         16.1    Condemnation Damages . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   24
         16.2    Termination of Lease Due to Condemnation . . . . . . . . . . . . . . . . . . .   24

Article XVII: Assignment and Subletting . . . . . . . . . . . . . . . . . . . . . . . . . . . .   25

         17.1    Tenant's Right of Assignment and Subletting  . . . . . . . . . . . . . . . . .   25
         17.2    Landlord's Right of Assignment . . . . . . . . . . . . . . . . . . . . . . . .   25

Article XVIII: Default and Termination  . . . . . . . . . . . . . . . . . . . . . . . . . . . .   26

         18.1    Events of Default  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   26
         18.2    Landlord's Remedies on Tenant Default  . . . . . . . . . . . . . . . . . . . .   26
         18.3    Effect of Tenant's Default . . . . . . . . . . . . . . . . . . . . . . . . . .   30
         18.4    Right of Landlord to Re-Enter  . . . . . . . . . . . . . . . . . . . . . . . .   30
         18.5    Surrender of Premises  . . . . . . . . . . . . . . . . . . . . . . . . . . . .   30
         18.6    Default by Landlord  . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   30
         18.7    Interest Charges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   30

Article XIX: Subordination, Attornment and Estoppel . . . . . . . . . . . . . . . . . . . . . .   31

         19.1    Subordination and Non-Disturbance  . . . . . . . . . . . . . . . . . . . . . .   31
         19.2    Attornment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   31
         19.3    Estoppel Certificate . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   32
</TABLE>





                                      iii
<PAGE>   5
<TABLE>
<S>                                                                                               <C>
Article XX: Tenant's Financial Statements . . . . . . . . . . . . . . . . . . . . . . . . . . .   32

Article XXI: Notices  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   32

         21.1    Notice Requirements  . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   32
         21.2    Payments Under Lease . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   33

Article XXII: Attorney's Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   33

         22.1    Recovery of Attorneys' Fees and Costs of Suit  . . . . . . . . . . . . . . . .   33
         22.2    Party to Litigation  . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   34
         22.3    Non-Jury Trial; Venue  . . . . . . . . . . . . . . . . . . . . . . . . . . . .   34

Article XXIII: Relationship of Parties, Waiver and Consent  . . . . . . . . . . . . . . . . . .   35

         23.1    Relationship of Parties  . . . . . . . . . . . . . . . . . . . . . . . . . . .   35
         23.2    No Waiver  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   35
         23.3    No Obligation to Give consent  . . . . . . . . . . . . . . . . . . . . . . . .   35

Article XXIV: Authority to Make Lease; Covenant of Quiet Enjoyment  . . . . . . . . . . . . . .   35

         24.1    Full Power and Authority to Enter Lease  . . . . . . . . . . . . . . . . . . .   35
         24.2    Quiet Enjoyment  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   35

Article XXV: Hazardous Material . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   35

         25.1    Environmental Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . .   35
         25.2    Tenant's Responsibility for Hazardous Materials  . . . . . . . . . . . . . . .   36
         25.3    Landlord's Responsibility for Hazardous Materials  . . . . . . . . . . . . . .   36
         25.4    Survival . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   37

Article XXVI: General Provisions  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   37

         26.1    Gender; Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   37
         26.2    Captions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   37
         26.3    Exhibits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   37
         26.4    Entire Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   37
         26.5    Drafting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   37
         26.6    Modification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   38
         26.7    Joint and Several Liability  . . . . . . . . . . . . . . . . . . . . . . . . .   38
         26.8    Governing Law  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   38
         26.9    Attorneys' Fees  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   38
         26.10   Time of Essence  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   38
         26.11   Severability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   38
         26.12   Successors and Assigns . . . . . . . . . . . . . . . . . . . . . . . . . . . .   38
</TABLE>





                                       iv
<PAGE>   6
<TABLE>
<S>                                                                                               <C>
         26.13   Independent Covenants  . . . . . . . . . . . . . . . . . . . . . . . . . . . .   38
         26.14   Counterparts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   38


SCHEDULE OF EXHIBITS

Exhibit "A" -    Legal Description of Real Property
Exhibit "B" -    Permitted Exceptions
Exhibit "C" -    Memorandum of Lease
Exhibit "D-1" -  Sanwa Lien Waiver
Exhibit "D-2" -  MetLife Lien Waiver
Exhibit "E" -    Security Agreement
Exhibit "F" -    Insurance from Deed of Trust
</TABLE>





                                       v
<PAGE>   7
                       LAND AND BUILDING LEASE AGREEMENT

         This Land and Building Lease Agreement (this "Lease"), this 6th day of
April, 1998, is made by and between KOONTZ/MCCOMBS 1, LTD., a Texas limited
liability company ("Landlord") and SOLO SERVE CORPORATION, a Delaware
corporation ("Tenant") with reference to the recitals set forth below.

                                    RECITALS

         A.      Landlord is the owner of a building containing approximately
Four Hundred Forty Thousand (440,000) square feet of space together with other
improvements and appurtenances located thereon (collectively the "Building") on
an approximate 18.323 acre tract being Lot 2, Block 1, NCB 16131, Cornerstone
Subdivision Unit 3-A, in San Antonio, Bexar County, Texas, as depicted on
Exhibit "A", attached hereto and incorporated herein by reference, and commonly
known as 1610 Cornerway Blvd., San Antonio, Bexar County, Texas  78219 (the
"Land").  The Building and the Land, together with all licenses, rights,
privileges and easements appurtenant thereto, shall be collectively known as
the "Premises".

         B.      Landlord desires to lease the Premises to Tenant, and Tenant
desires to lease the Premises from Landlord pursuant to the provisions of this
Lease.

                                 TERMS OF LEASE

                        ARTICLE I:  CERTAIN DEFINITIONS

         The following terms, when used in this Lease, shall have the meaning
set forth in this Section.

         1.1     Lease Year.  The term "Lease Year" shall mean the first twelve
(12) full calendar months after the Commencement Date (as defined in Section 3)
and each subsequent twelve (12) month period thereafter commencing on the
anniversary date thereof during the term and any extensions.  Provided however,
if the Commencement Date is a day other than the first day of a calendar month,
the first Lease Year shall include that period of time from the Commencement
Date to the first day of the next calendar month.

         1.2     Business Day.  The term "Business Day" means any day other
than (i) Saturday or Sunday, or (ii) a day on which banks in Texas are required
by law to be closed or are customarily closed.

         1.3     Hazardous Material.  The term "Hazardous Material" means any
substance, material, or waste which is toxic, ignitable, reactive, or corrosive
and which is or becomes regulated by any local or state governmental authority
or the United States Government.  The term "Hazardous Material" includes,
without limitation, any material or substance





                                       1
<PAGE>   8
which is (i) defined as a "hazardous waste," "extremely hazardous waste,"
"restricted hazardous waste," "hazardous substance," or "hazardous material,"
by any local or state law, (ii) oil and petroleum products and their
by-products, (iii) asbestos, or asbestos-containing materials, (iv) designated
as a "hazardous substance" pursuant to the Federal Water Pollution Control Act,
(v) defined as a "hazardous waste" pursuant to the Federal Resource
Conservation and Recovery Act, or (vi) defined as a "hazardous substance"
pursuant to the Comprehensive Environmental Response, Compensation and
Liability Act.

         1.4     Environmental Law.  The term "Environmental Law" shall mean
any law, statute, regulation, order, or rule now or hereafter promulgated by
any governmental entity, whether local, state, or federal, relating to air
pollution, water pollution, noise control, and/or transporting, storing,
handling, discharge of or disposal of Hazardous Material, including, without
limitation, the following: the Clean Air Act; the Resource Conservation and
Recovery Act, as amended by the Hazardous Waste and Solid Waste Amendments of
1984; the Comprehensive Environmental Response Compensation and Liability act,
as amended by the Superfund Amendments and Reauthorization Act of 1986; the
Toxic Substances Control Act; the Federal Insecticide, Fungicide and
Rodenticide Act, as amended; the Safe Drinking Water Act; OSHA; the Hazardous
Material Pipeline Safety Act; the Hazardous Materials Transportation Act; and
the National Environmental Policy Act, as the same may be amended from time to
time.

         1.5     Landlord's Mortgagee.  The term "Landlord's Mortgagee" means
any holder of a lien evidenced by a mortgage or deed of trust on property which
includes the Premises, or any subsequent purchaser, transferee or assignee of
the right of any such holder(s) (or person holding a beneficial interest in the
rights of any such purchaser, transferee or assignee), as to each of which
Landlord has given notice to Tenant in accordance with Article XXIII.

         1.6     Landlord's Property Manager.  The term "Landlord's Property
Manager" means any entity and/or individual(s) acting as the managing agent of
the Premises for and on behalf of Landlord.

                          ARTICLE II:  LEASE PREMISES

         2.1     Lease of Premises.  Landlord leases to Tenant and Tenant
leases from Landlord the Premises, subject to the Permitted Exceptions (defined
below) on the terms and conditions set forth in this Lease.

         2.2     Permitted Exceptions.  Tenant specifically accepts the
Premises subject to the encumbrances, exceptions, and obligations described on
Exhibit "B", attached hereto and incorporated herein by reference (the
"Permitted Exceptions"). Tenant specifically agrees to comply with the terms,
conditions and obligations made a part of the Permitted Exceptions.





                                       2
<PAGE>   9
         2.3     Memorandum of Lease.  The parties hereto have simultaneously,
with the execution and delivery of this Lease, executed and delivered a
"Memorandum of Lease", in the form attached hereto as Exhibit "C", and
incorporated herein by reference (the "Memorandum of Lease").  Landlord shall,
at its sole expense, cause the Memorandum of Lease to be recorded not later
than thirty (30) days from the date of execution of this Lease.  In the event
of a discrepancy between the Lease and the Memorandum of Lease, this Lease
shall control.

                    ARTICLE III:  TERM AND OPTIONS TO EXTEND

         3.1     Term.  The primary term of this Lease (the "Initial Term")
shall commence on April 6, 1998 (the "Commencement Date") and shall terminate
at midnight on April 15, 2008 [the last day of the tenth (10th) Lease Year
following the Commencement Date] (the "Expiration Date").

         3.2     Options to Extend.

                 a.       Tenant shall have two (2) successive options to
extend the Term of this Lease for an additional period of five (5) years each
(the "Renewal Options"), which Renewal Options shall each be exercised by
serving written notice (the "Renewal Notice") upon Landlord at least six (6)
months, but not more than twelve (12) months, prior to the expiration of the
Initial Term (or then extended Option Term, if applicable) of the Lease
(collectively the "Option Term(s)"); provided that such option is conditioned
upon the Lease being in full force and effect, and there being no Event of
Default existing under the Lease, at the time of delivery of the Renewal
Notice.  Any termination of the Lease during the Initial Term (or then extended
Option Term, if applicable) shall terminate all rights of extension hereunder.


                 b.       Upon the service of the Renewal Notice, and subject
to the conditions set forth herein, the Lease shall be extended without the
necessity of the execution of any further instrument or document.  Such
extended Term shall commence upon the expiration date of the initial Term (or
then extended Option Term, if applicable) of the Lease, expire upon the
expiration of sixty (60) months thereafter, and be upon the same terms,
covenants and conditions as provided in the Lease for the initial Term, except
that the Base Rent during the extended Term of the Renewal Options shall be the
then Fair Market Rate (as defined below).

                 c.       The term "Fair Market Rate" shall mean the annual
amount per rentable square foot that a willing, comparable, non-equity,
non-renewal, non-expansion, new tenant would pay and a willing, comparable
landlord for comparable space of a warehouse/office building in San Antonio,
Texas (the "Comparison Area") would accept at arm's length, giving appropriate
consideration to, without limiting the scope thereof, annual rental rates per
rentable square foot, the type of lease escalation clauses (including, but
without limitation, operating expense, real estate taxes, CPI), the extent of
liability under the escalation clauses (e.g., whether determined on a "net
lease" basis or by





                                       3
<PAGE>   10
increases over a particular base year or base dollar amount), brokerage
commissions, if any, length of lease term, size and location of premises being
leased, and other generally applicable terms and conditions of tenancy for the
space in question.

                 d.       Within thirty (30) days following Landlord's receipt
of the Renewal Notice, Landlord and Tenant shall exercise good faith efforts to
agree on the Fair Market Rate for the Premises.  Absent an agreement as to the
Fair Market Rate value within ninety (90) days following Landlord's receipt of
the Renewal Notice, then the Fair Market Rate shall be determined as follows:

                 (i)      Landlord and Tenant shall each appoint one arbitrator
who shall by profession be a real estate appraiser who shall have been active
during the 5-year period ending on the date of Tenant's exercise of said option
in the appraisal of commercial and industrial properties in the Comparison Area
and who shall not be affiliated with the party nominating said arbitrator. Each
such arbitrator shall be appointed within fifteen (15) days after the
expiration of the 30-day mutual agreement period described hereinabove.

                 (ii)     The two arbitrators so appointed shall within fifteen
(15) days of the date of the appointment of the last appointed arbitrator agree
upon and appoint a third independent arbitrator who shall be qualified under
the same criteria set forth hereinabove to qualify the initial two arbitrators.

                 (iii)    The three arbitrators shall within thirty (30) days
of the appointment of the third arbitrator reach a decision and notify Landlord
and Tenant thereof.

                 (iv)     The decision of the majority of the three arbitrators
shall be binding upon Landlord and Tenant. Failure of the majority of said
arbitrators to reach an agreement shall result in the prevailing fair market
rental for similar properties in the Comparison Area being determined by
averaging the appraisal of each arbitrator, ignoring for the purpose of such
averaging any portion of the high and the low appraisal which is more than ten
percent (10%) in excess of or less than the middle appraisal.

                 (v)      If either Landlord or Tenant fails to appoint an
arbitrator within the time period in subparagraph (a) hereinabove, the
arbitrator appointed by either one of them shall reach a decision, notify
Landlord and Tenant thereof, and such arbitrator's decision shall be binding
upon Landlord and Tenant.

                 (vi)     If the two arbitrators fail to agree upon and appoint
a third arbitrator, both arbitrators shall be dismissed and the matter to be
decided shall be forthwith submitted to arbitration under the provisions of the
American Arbitration Association ("AAA").

                 (vii)    The cost of arbitration and/or the arbitrators shall
be paid by Landlord and Tenant equally.





                                       4
<PAGE>   11
                 In no event shall the Fair Market Rate with respect to any
renewal Term be less than the Base Rent for the term (whether the initial term
or the first renewal term, as the case may be) of the Lease immediately
preceding such renewal term.

         3.3     Term.  The Initial Term of the Lease as extended by any Option
Term(s) are collectively referred to herein as the "Lease Term" or "Term".

         3.4     Holding Over.  In the event of holding over by Tenant after
expiration or other termination of this Lease without the prior written consent
of Landlord (and Landlord shall be under no duty to provide such consent), then
(i) such possession shall be an unlawful detainer, (ii) no tenancy or interest
shall result from such possession, (iii) any options to renew, options to
expand, and/or any rights of first refusal under this Lease shall be terminated
to the extent such rights and options have not been properly exercised pursuant
to the terms of this Lease, and (iv) Tenant shall be subject to immediate
eviction and removal.  Tenant shall, throughout the entire holdover periods,
pay rent equal to (i) one hundred fifty percent (150.0%) of the Base Rental
plus (ii) any and all Additional Rent (including, without limitation Monthly
Tax Payments) and other charges which would have been applicable had the Term
of this Lease continued through the period of such holding over by Tenant;
Landlord and Tenant hereby agree in advance that such rent is a fair rental
rate for such tenancy.  No holding over by Tenant after the expiration of the
Term of this Lease shall be construed to extend the Term of this Lease; and in
the event of any holding over, Tenant shall indemnify Landlord against all
claims for damages by any other Tenant or prospective Tenant to whom Landlord
may have leased all or any part of the Premises effective before or after the
expiration of the Term of this Lease, resulting from delay by Landlord in
delivering possession of all or any part of the Premises.  Notwithstanding any
discussions or negotiations of any nature then pending between Landlord and
Tenant, any holding over, with or without the consent of Landlord, if any,
shall thereafter constitute a tenancy from month-to-month, under the terms and
provisions of this Lease to the extent applicable to a tenancy from
month-to-month unless and until Landlord and Tenant, in each of their sole and
absolute discretion, and with no obligation to do so, enter into a specific
written agreement to the contrary.  Notwithstanding anything herein to the
contrary, pursuant to Section 91.001(c) of the Texas Property Code, Landlord
and Tenant specifically agree that no notice to terminate Tenant's tenancy
hereunder will be required from and after the expiration of the Term of this
Lease under Section 91.001 or Section 24.005 of the Texas Property Code before
Landlord files a forcible detainer suit on grounds that the tenant is holding
over beyond the end of the rental term or renewal period (if any) hereof; and
any sublease hereunder shall not be approved unless it also contains a specific
comparable waiver by the subtenant thereunder.

                               ARTICLE IV:  RENT

         4.1     Net Lease.  This is an absolute net lease to Landlord.  Tenant
shall pay all costs and expenses relating to the Premises during the Term and
the business carried on therein to include, but not limited to, taxes,
utilities, insurance, and maintenance costs,





                                       5
<PAGE>   12
unless otherwise expressly provided in the Lease.  It is the intent of the
parties hereto that the Base Rent payable under this Lease shall be an
absolutely net return to the Landlord and that the Tenant shall pay all costs
and expense relating to the Premises and the business carried on therein,
unless otherwise expressly provided in this Lease.  Any amount or obligation
herein relating to the Premises which is not expressly declared to be that of
the Landlord shall be deemed to be an obligation of the Tenant to be performed
by the Tenant at the Tenant's expense.  Base Rent, Additional Rent and all
other sums payable hereunder by Tenant, shall be paid without notice (except as
expressly provided herein), demand, setoff, counterclaim, abatement,
suspension, deduction or defense.

         4.2     Base Rent.

                 a.       Base Rent.  During the Initial Term, Tenant shall pay
to Landlord as Base Rent the following sums (the "Base Rent"):

                 Year 1-5
                          Total:           $ 975,000.00
                          Per Month:       $  81,250.00

                 Year 6-10
                          Total:           $1,072,500.00
                          Per Month:       $   89,375.00

                 The Base Rent for Option Terms shall be determined per the
terms of Section 3.2, above.

                 b.       Payment of Base Rent.  Except as provided in Section
4.2(c), below, the Base Rent shall be due and payable by Tenant to Landlord in
advance in equal monthly installments on the first day of each calendar month,
without prior notice, invoice, demand, deduction, or offset whatsoever.
Landlord shall have the right to accept all rent and other payments, whether
full or partial, and to negotiate checks and payments thereof without any
waiver of rights, irrespective of any conditions to the contrary sought to be
imposed by Tenant.

                 c.       Prepaid Rent.  Upon execution of this Lease, Tenant
will be required to prepay Base Rent payable under the Lease in the amount of
Five Hundred Thousand and No/Hundredths Dollars ($500,000.00) (the "Prepaid
Rent").  Beginning with the Fourth Lease Year, such Prepaid Rent will be
credited against Base Rent, as follows:

                 (i)      4th Lease Year.  One Hundred Thousand Dollars
($100,000.00) of the Prepaid Rent will be applied to the Base Rent for the 4th
Lease Year as follows:  $25,000.00 per month against the Base Rent due and
owing for each of the first four (4) months of the 4th Lease Year.





                                       6
<PAGE>   13
                 (ii)     5th Lease Year. One Hundred Thousand Dollars
($100,000.00) of the Prepaid Rent will be applied to the Base Rent for the 5th
Lease Year as follows:  $25,000.00 per month against the Base Rent due and
owing for each of the first four (4) months of the 5th Lease Year.

                 (iii)    6th Lease Year. One Hundred Thousand Dollars
($100,000.00) of the Prepaid Rent will be applied to the Base Rent for the 6th
Lease Year as follows:  $25,000.00 per month against the Base Rent due and
owing for each of the first four (4) months of the 6th Lease Year.

                 (iii)    10th Lease Year.  The balance of the Prepaid Rent
consisting of Two Hundred Thousand and No/100 Dollars ($200,000.00), will be
applied towards the Base Rent due and owing for the last three months of the
Initial Term of this Lease.

                 o        10th Month:    $ 21,250.00

                 o        11th Month:    $ 89,375.00

                 o        12th Month:    $ 89,375.00

         4.3     Additional Rent.

                 a.       Any amounts which Tenant is required to pay to
Landlord pursuant to this Lease (other than Base Rent), including (without
limitation) all Monthly Tax Payments (defined herein), and the Monthly
Insurance Payments (defined herein), together with every fine, penalty,
interest and cost which may be added pursuant to the terms hereof by reason of
Tenant's non-payment or late payment thereof or of Base Rent (including,
without limitation, Taxes and Insurance), shall constitute additional rent
("Additional Rent").  If Tenant shall fail to pay any Additional Rent after
notice and the expiration of any applicable cure period provided pursuant to
the terms of this Lease, Landlord shall have the right, but not the obligation,
to pay the same and shall have all rights, powers and remedies with respect
thereto as are provided herein in the case of nonpayment of Base Rent.

                 b.       Except with respect to the Monthly Tax Payments
(which will be payable as provided in Article VI) and the Monthly Insurance
Payment (which will be payable as provided in Article VIII) and as indicated
herein, Landlord shall submit to Tenant an invoice or invoices for all sums
comprising the Additional Rent and shall state the time period relating
thereto.  Tenant shall pay Landlord the amount invoiced within thirty (30) days
from receipt of such invoice or invoices which shall be accompanied by copies
of any applicable receipts and backup invoices.  Landlord shall provide Tenant
within five (5) Business Days of Tenant's request therefor with such additional
information as Tenant may reasonably request to determine the amount due from
Tenant.  Tenant reserves the right, upon reasonable prior notice, to inspect
Landlord's records with respect to such accounting for the prior two (2)
calendar year period and to make specific





                                       7
<PAGE>   14
objections thereto in writing.  Any payment hereunder shall be paid within ten
(10) Business Days of demand therefor.

         4.4     Late Charge.  If Tenant fails to pay when due any payment of
rent or other charges which Tenant is obligated to pay to Landlord under this
Lease, there shall be a late charge, immediately payable by Tenant as
Additional Rent, in the amount of Five Hundred and No/Hundredths Dollars
($500.00) (the "Late Rate").  Landlord and Tenant agree that this sum is
reasonable to compensate Landlord for accounting and administrative expenses
incurred by Landlord.  In addition to the late charge, any and all rent or
other charges which Tenant is obligated to pay to Landlord under this Lease
which are unpaid shall bear interest at the rate set forth in Section 18.7 from
the date said payment was due until paid, said interest to be payable by Tenant
as Additional Rent.  Landlord and Tenant agree that this sum is reasonable to
compensate Landlord for the loss of the use of funds.

         4.5     Payment of Rent.  Tenant hereby agrees to pay Rent to Landlord
at Landlord's address provided herein (or such other address as may be
designated by Landlord in writing from time to time), monthly, and without
further notice or demand.  If the Term of this Lease commenced on a day other
than the first day of a month , then the installments of Rent for such month or
months shall be prorated, based on thirty (30) days per month, and the
installment or installments so prorated shall be paid in advance.

         4.6     Rent.  Base Rent and Additional Rent are collectively referred
to herein as "Rent."

         4.7     Security Interest.

                 a.       Consistent with the terms of the security agreement
attached hereto as Exhibit "E", and incorporated herein by reference (the
"Security Agreement"), Tenant hereby grants Landlord a lien and security
interest in the Prepaid Rent as further security for Tenant's performance under
this Lease, including without limitation security for (a) payments of all rent
and any other sums due under the Lease; (b) payment of any and all Landlord
claims which may arise out of any Tenant Default, whether monetary or
non-monetary; (c) payment of any offset for rejection damages incurring as the
result of any bankruptcy or insolvency filing; and (d) payment of reasonable
attorney's fees, and costs incurred in connection with any Tenant Default,
including without limitation reasonable attorneys' fees and costs incurred in
connection with any bankruptcy or insolvency proceeding, to the extent not
expressly prohibited by applicable law.

                 b.       Tenant expressly agrees to execute any such documents
required to perfect Landlord's security interest in the Prepaid Rent including
without limitation the execution of the notice to the depository institution in
which the Prepaid Rents are deposited.





                                       8
<PAGE>   15
                 c.       Upon a Default, Tenant further acknowledges and
expressly agrees that Landlord may use or apply the whole or any part of the
Prepaid Rent for the payment of Tenant's obligations hereunder and, in the
event of bankruptcy or other insolvency proceeding against Tenant or any of
Tenant's guarantors, the Prepaid Rent shall be deemed automatically applied to
the payment of overdue Rent from the earliest time such Rent became overdue
prior to the filing of such proceeding.  In such event, Landlord may apply any
remaining Prepaid Rent to amounts due and owing to Landlord, as it deems
appropriate, in its sole and absolute discretion.  The use and application of
the Prepaid Rent shall not prevent Landlord from exercising any other right or
remedy available to Landlord and shall not be construed as liquidated damages.

                        ARTICLE V:  USE OF THE PREMISES

         5.1     Use of Premises.  Tenant shall use the Premises solely for a
warehouse and distribution center and corporate headquarters in connection with
Tenant's business.  Tenant has satisfied itself, and represents to Landlord,
that such use is lawful and conforms to all applicable zoning and other use
restrictions and regulations applicable to the Premises.

         5.2     Compliance with Laws.

                 a.       Tenant shall, at Tenant's expense, procure any
permits and licenses required for it to transact business in the Premises and
comply promptly with all applicable statutes, ordinances, rules, regulations,
orders, covenants and restrictions of record, and requirements now in effect or
hereafter enacted or passed during the term or any part of the term hereof,
regulating the use and occupancy of the Premises, including, without
limitation, the obligation at Tenant's cost, to alter, maintain, or restore the
Premises in compliance and conformity with all laws relating to the condition,
use, or occupancy of the premises during the Term (including, without
limitation, any and all requirements as set forth in the Americans with
Disabilities Act, The Architectural Barriers Act of 1968, The Rehabilitation
Act of 1973, The Fair Housing Act of 1988, and The Texas Elimination of
Architectural Barriers Act).  Tenant shall not perform any acts or carry on any
practices which may injure the premises.

                 b.       Tenant covenants to perform and observe all terms,
covenants and conditions of any reciprocal easement or maintenance agreement to
which it may at any time be a party or to which the Premises may be subject.
Tenant shall, at its expense, use its best efforts to enforce compliance with
any reciprocal easement or maintenance agreement benefiting the Premises by any
other person subject to such agreement.





                                       9
<PAGE>   16
                  ARTICLE VI:  PROPERTY TAXES AND ASSESSMENTS.

         6.1     Ad Valorem Taxes.

                 a.       Tenant shall be solely responsible for all ad valorem
real estate taxes and all assessments, annual benefits, levies, fees, water and
sewer rents and charges and all other governmental charges, general and
special, ordinary and extraordinary, foreseen and unforeseen, levied upon or
assessed against the Premises or the use and occupancy thereof by Tenant and
allocable to the period commencing with the Commencement Date and continuing
through the Lease Term (collectively, "Real Estate Taxes").

                 b.       It is the intention of Tenant and Landlord that all
new and increased assessments, taxes, fees, levies, and charges, and all
similar assessments, taxes, fees, levies, and charges be included within the
definition of Real Estate Taxes for the purpose of this Lease.  If at any time
during the Lease term the laws concerning the methods of real property taxation
prevailing at the commencement of the Lease term are changed so that a tax or
excise on rents or any other tax, however described, is levied or assessed
against Landlord as a substitution in whole or in part for any real property
taxes, then Real Estate Taxes shall include, but not be limited to, any such
assessment, tax, fee, levy, or charge allocable to or measured by the area of
the Premises or the rent payable hereunder, including, without limitation, any
gross income tax with respect to the receipt of such rent, or upon or with
respect to the possession, leasing, operating, management, maintenance,
alteration, repair, use, or occupancy by Tenant of the Premises, or any portion
thereof.

                 c.       Tenant shall also pay all taxes or assessments of the
state or any political subdivision thereof in which the Premises are located
which are levied, assessed or imposed on Landlord or Tenant on account of the
use and occupancy of the Premises or receipt by or on behalf of Landlord of
Base Rent or Additional Rent payable hereunder.  Any such taxes payable by
Tenant hereunder shall be deemed to be included in the definition of "Real
Estate Taxes" for all purposes of this Lease.

                 d.       Except for Real Estate Taxes, nothing herein shall
require Tenant to pay or reimburse Landlord for the payment of (i) any income,
profit, inheritance, estate, succession, gift, franchise or transfer taxes
which are or may be imposed upon Landlord, its successors or assigns, by
whatever authority imposed or however designated, (ii) any tax imposed upon the
sale of all or a part of the Premises by Landlord, or (iii) any tax,
assessment, charge or levy imposed or levied upon or assessed against any
property of Landlord other than the Premises or any income to, or business
activity of, Landlord not in connection with the Premises.  Nothing herein
shall require Tenant to pay or reimburse Landlord for the payment of any tax if
Tenant's payment of such tax or reimbursement of Landlord for the payment of
such tax would violate any applicable law.

         6.2     Payment of Real Estate Taxes.

                 a.       Tenant shall pay all Real Estate Taxes in advance in
monthly installments on or before the first day of each month in an amount
reasonably estimated by Landlord in good faith to be one-twelfth (1/12) of the
total Real Estate Taxes that will be due and owing for the Calendar Year in
which such month comprises a part ("Monthly





                                       10
<PAGE>   17
Tax Payments); if Landlord's Mortgagee requires an escrow of Real Estate Taxes,
Landlord may, but shall not be obligated to, use the required escrow amount as
a basis for its estimate of such monthly installments and such amount shall not
be subject to objection by Tenant.  Prior to or on the Commencement Date and
from time to time throughout the Term, Landlord shall notify Tenant in writing
of Landlord's estimate of such monthly installments (the "Estimated Tax
Statement").

                 b.       The Monthly Tax Payments shall be payable by Tenant
to Landlord in advance in equal monthly installments on the first day of each
calendar month in the amounts specified in the Estimated Tax Statement, without
prior notice, invoice, demand, deduction, or offset whatsoever, and in addition
to the Base Rent and an other Additional Rent charged hereunder.  Landlord
shall have the right to accept all payments for Monthly Tax Payments, Base
Rent, and any Additional Rent, whether full or partial, and to negotiate checks
and payments thereof without any waiver of rights, irrespective of any
conditions to the contrary sought to be imposed by Tenant.

                 c.       After receipt of all tax and assessment bills
attributable to any Calendar Year during the Term, Landlord shall furnish
Tenant with a written statement of the actual Real Estate Taxes for such
Calendar Year and evidence of the payment of such Real Estate Taxes by Landlord
(the "Tax Statement").  Landlord shall ensure that the amount of all Real
Estate Taxes for the taxing year collected from Tenant and escrowed with
Landlord are paid to the appropriate taxing authority, whether or not
Landlord's lender pays same to the appropriate taxing entity.  If the total of
Monthly Tax Payments paid by Tenant during such Calendar Year is less than the
sum due from Tenant as shown on the Tax Statement, then Tenant shall pay to
Landlord the deficiency within ten (10) days of receipt of such statement; in
the event, that the total of Monthly Tax Payments paid by Tenant during such
Calendar Year is more than the sum due from Tenant as shown on the Tax
Statement, then Landlord shall credit the excess against the subsequent Monthly
Tax Payments next due and owing for the subsequent Calendar Year.  Landlord's
delay or failure to furnish such Tax Statement shall not impair Tenant's
continuing obligation to pay any deficiency.  A copy of the tax or assessment
bill from the applicable taxing authorities shall be sufficient evidence of the
amount of Real Estate Taxes. Landlord's and Tenant's obligations under this
Article shall survive the expiration or termination of this Lease.

                 d.       If the Term of this Lease commenced on a day other
than the first day of any Calendar Year , then the Real Estate Taxes due and
payable by Tenant (as well as the Estimated Tax Statement determined by
Landlord) for such Calendar Year shall be prorated, based on a 365 day Calendar
Year.

         6.3     Tax Protests.

                 a.       Tenant shall have the right to participate in all
negotiations of tax assessments or to contest any tax assessments against the
Premises.  Tenant shall also have the right to contest the validity or the
amount of any Real Estate Taxes levied against the





                                       11
<PAGE>   18
Premises by such appellate or other proceedings as may be appropriate in the
jurisdiction, and may, if applicable, request that Landlord defer payment of
such obligations if payment would operate as a bar to such contest; and, if
applicable, request that Landlord pay same under protest, or take such other
steps as Tenant may deem appropriate, provided, however, that Tenant
indemnifies Landlord from any reasonable expense (including reasonable
attorney's fees) or liability arising out of such contest, pursues such contest
in good faith and with due diligence, posts any bond or security required by
law in connection with such contest, gives Landlord prompt written notice of
its intention to contest, and takes no action which will cause or allow the
institution of any foreclosure proceedings or similar action against the
Premises. Notwithstanding the above, Landlord shall not be required to join in
any proceedings or contest brought by Tenant unless the provisions of the law
require that the proceeding or contest be brought by or in the name of Landlord
or the owner of the Premises; in that case, Landlord shall, at Tenant's
expense, cooperate in the institution and prosecution of any such proceedings
initiated by Tenant and will execute any documents which Landlord may be
reasonably required to execute and will make any reasonable appearances which
Landlord may be required to make in connection with such proceedings. If,
during the protest period, any Default under this Lease occurs and the
protested taxes or assessments have not been paid, then, at the request of
Landlord, Tenant shall furnish to Landlord a surety bond issued by an insurance
company qualified to do business in the state where the Premises are located.
The amount of bond shall equal one hundred ten percent (110%) of the total
amount of taxes in dispute.  The bond shall hold Landlord and the Premises
harmless from any damage arising out of the proceeding or contest and shall
insure the payment of any judgment that may be rendered.

                 b.       Should any of the proceedings referred to in the
preceding Section 6.3(a) of this Article VI result in reducing the total annual
Real Estate Taxes liability against the Premises, Tenant shall be entitled to
receive all refunds by the taxing authorities attributable to the Premises for
any period for which Tenant has paid Real Estate Taxes, provided Landlord shall
deduct payment of all of Landlord's expenses incurred in any such proceeding in
which a refund is paid. Any remaining sum shall be refunded to Tenant.  If no
refund shall be secured in any such proceeding, the party instituting the
proceeding shall bear the entire cost; provided, however, that if Landlord
institutes the proceedings at Tenant's request, then Tenant shall bear the
entire cost.

         6.4     Personal Property Taxes.  Tenant shall pay and discharge, when
due, all taxes assessed during the term of this Lease against any leasehold
interest or personal property of any kind owned by or placed in or on the
Premises by Tenant.

         6.5     Assessments.  If any assessment for a capital improvement made
by public or governmental authority shall be levied or assessed against the
Premises, and the assessment is payable either in a lump sum or on an
installment basis, then (if Landlord's Mortgagee approves) Tenant shall have
the right to elect the basis of payment.  If Tenant shall elect to pay the
assessment on the installment basis, then Tenant shall pay only those
installments which shall become due and payable during the term of this Lease.





                                       12
<PAGE>   19
                            ARTICLE VII:  UTILITIES

         7.1     Utility Payments. Tenant shall promptly pay when due all
charges for water, gas, electricity, and all other utilities furnished to or
used upon the Premises, including all charges for installation, termination,
and relocations of such service, and will save and hold Landlord harmless from
any charge or liability for same.

         7.2     Interruption of Utilities.  Landlord shall not be liable for,
and Tenant shall not be entitled to, any damages, howsoever caused or incurred,
direct or consequential, nor any abatement or reduction of rent, by reason of
any interruption whatsoever in or failure to provide any utility service.  In
the event of any failure, stoppage, or interruption of utility service(s)
furnished by Landlord (if any) Landlord shall use reasonable diligence to
restore such service in any circumstances in which such failure, stoppage, or
interruption is caused by Landlord.

                            ARTICLE VIII:  INSURANCE

         8.1     Minimum Acceptable Insurance Coverage Requirements.

                 a.       Tenant shall, at Tenant's expense, obtain and keep in
full force during the term of this Lease commercial general liability insurance
coverage which, without limitation, shall contain combined single limit bodily
injury, property damage insurance, and contractual liability insuring Tenant
(with Landlord and Landlord's Property Manager, if any, as additional insureds)
against any liability arising out of the ownership, use, occupancy, or
maintenance of the Premises and all of its appurtenant areas.  The insurance
shall be in an amount not less than One Million Dollars ($1,000,000.00) per
occurrence.  The policy shall provide blanket contractual liability coverage;
however, the limits of the insurance shall not limit the liability of Tenant
under this Lease.

                 b.       Tenant shall, at Tenant's expense, obtain and keep in
full force during the term of this Lease an additional umbrella liability
policy in an amount not less than Ten Million Dollars ($10,000,000.00).

                 c.       Tenant shall, at Tenant's expense, obtain and keep in
force during the term of this Lease a policy or policies of insurance covering
loss or damage to the Premises on an "all risk" coverage basis.  The insurance
shall be in an amount equal to one hundred percent (100.0%) of full replacement
cost thereof against all perils of fire, extended coverage, vandalism,
malicious mischief, and special extended perils ("All Risks," as such term is
used in the insurance industry).  In addition, Tenant shall, at Tenant's
expense, obtain and keep in force during the term of this Lease a policy or
policies of insurance covering loss or damage due to earthquake, flood and
boiler and machinery (if applicable), if reasonably required by Landlord or
Landlord's Mortgagee.





                                       13
<PAGE>   20
                 d.       Tenant shall also obtain and keep in force during the
term of this Lease a policy of Loss of Rents insurance covering a period of two
(2) years.  This insurance shall cover all Real Estate Taxes and Insurance
costs for the same period in addition to two (2) years' Base Rent and shall
name Landlord exclusively as loss payee, Section 8.4 notwithstanding.  Landlord
agrees that any proceeds from a Loss of Rents policy will be applied by
Landlord against any Base Rent and Additional Rent then owed to Landlord.

                 e.       Tenant shall also obtain and keep in force during the
term of this Lease a worker's compensation policy, insuring against and
satisfying Tenant's obligations and liabilities under the worker's compensation
laws of the state in which the Premises are located, including Employer's
Liability insurance, in an amount of not less than One Million Dollars
($1,000,000.00), with a waiver of subrogation endorsement in favor of Landlord
as described in Section 14.1(b), to the extent available.

                 f.       Tenant shall also obtain and keep in force during the
term of this Lease an automobile liability policy with a combined single limit
of $1,000,000.00 which policy shall include coverage for hired and non- owned
vehicles.

         8.2     General Insurance Requirements.  All insurance secured by
Tenant under this Lease shall comply with the following:

         (a)     Shall be issued by companies holding a general policyholder's
rating of at least "A:X" as set forth in the most current issue of Best's
Insurance Guide and authorized to do business in the state in which the
Premises are located; if this publication is discontinued, then another
insurance rating guide or service generally recognized as authoritative shall
be substituted by Landlord;

         (b)     Provide that the insurance may not be cancelled or materially
reduced in the scope or amount of coverage unless ten (10) days' prior written
notice is given to Landlord, provided Landlord shall receive proof of payment
of premium prior to expiration of any insurance policy as set forth in Section
8.6;

         (c)     Have deductibles not greater than $25,000 (or such greater
amount with the prior written consent of Landlord) (applicable only to general
liability and property casualty policies);

         (d)     Be maintained during the entire Term; and

         (e)     Contain a clause that such policy and the coverage evidenced
thereby shall be "primary" with respect to any policies carried by Landlord,
and that any coverage carried by Landlord shall be excess insurance.

         (f)     The insurance required to be maintained herein may be carried
under blanket policies; provided, however, if the Tenant has other locations
that it owns or





                                       14
<PAGE>   21
leases, the policy shall include a Ten Million Dollar ($10,000,000.00)
aggregate per location endorsement.  The insurance shall provide for payment of
loss jointly to Landlord and Tenant.  A stipulated value or agreed amount
endorsement deleting the co-insurance provision to the building policy shall be
procured.

         (g)     All insurance secured by Tenant under this Lease shall also
comply with Section 8 of the Deed of Trust between Landlord, as Mortgagor, and
Nationwide Insurance Company, as Mortgagee, a copy of such Section 8 being
attached hereto as Exhibit "F" and incorporated herein by reference.  Tenant
also agrees to provide, comply with and be bound by the requirements and
obligations of Mortgagor as set forth in Exhibit "F," attached, including the
requirement to deposit additional funds with Mortgagee as needed to complete
the restoration of the Property in the event of a casualty during the Term of
this Lease, in the event Landlord's Mortgagee elects to make insurance proceeds
available for such restoration, or Landlord agrees to deposit the amount of
insurance proceeds applied by Landlord's Mortgagee to Landlord's Note.

         8.3     Insurance Certificate Requirements.  Tenant shall deliver to
Landlord certificates evidencing, without limitation, the existence and amounts
of the insurance with loss payable clauses as required herein.  No policy shall
be cancelable or subject to reduction of coverage or other modification except
after ten (10) days' prior written notice to Landlord.

         8.4     Additional Insureds.      To the extent available, Tenant
shall name as additional insureds or a loss payee on all insurance the
following:

         (a)     the Landlord, Landlord's successor(s), assignee(s),
nominee(s), Nominator(s), and agents with an insurable interest as follows:

         Landlord, its officers, directors, and all successor(s), assignee(s),
subsidiaries, corporations, partnerships, proprietorships, joint ventures,
firms, and individuals as heretofore, now, or hereafter constituted on which
the named insured has the responsibility for placing insurance and for which
similar coverage is not otherwise more specifically provided; and

         (b)     Landlord's Mortgagee and any other lender of Landlord.

         (c)     Landlord's Property Manager.

         8.5     Mortgage Endorsement.  If requested by Landlord, the policies
of insurance required to be maintained hereunder shall bear a standard first
mortgage endorsement in favor of any holder or holders of a first mortgage lien
or security interest in the property with loss payable to such holder or
holders as their interests may appear, insofar as it relates to loss on the
Building located on the Land.





                                       15
<PAGE>   22
         8.6     Renewals, Lapses or Deficiencies.  Tenant shall, at least
thirty (30) days prior to the expiration of the insurance policies required
hereunder, furnish Landlord with renewal certificates of insurance or renewal
binders for same.  Should Tenant fail to provide to Landlord the renewal
certificate or renewal binders, or in the event of a lapse or deficiency of any
insurance coverage specified herein for any reason, Landlord may immediately
replace the deficient insurance coverage with a policy of insurance covering
the Premises of the type and in the limits set forth above.  Upon written
notice from Landlord of the placement of insurance, Tenant shall immediately
pay to Landlord, as Additional Rent, an amount equal to the total cost of the
premiums and expense of such insurance placements; but Tenant will nevertheless
be in default hereunder (such failure to be deemed an "Event of Default") until
Landlord is fully reimbursed for all such costs.  Tenant shall not do or permit
to be done anything which shall invalidate the insurance policies.  If Tenant
does or permits to be done anything which shall increase the cost of the
insurance policies, then upon Landlord's demand, Tenant shall immediately pay
to Landlord, as Additional Rent, an amount equal to the additional premiums
attributable to any acts or omissions or operations of Tenant causing the
increase in cost.

         8.7     Payment of Insurance

                 a.       Tenant shall pay the premium for the insurance
required to be carried by Tenant hereunder in advance, in monthly installments,
on or before the first day of each month in an amount reasonably estimated by
Landlord in good faith to be one-twelfth (1/12) of the total insurance premium
due and owing for the entire year (the "Monthly Insurance Payment"); if
Landlord's Mortgagee requires an escrow of insurance premium, Landlord may, but
shall not be obligated to, use the required escrow amount as a basis for its
estimate of such monthly installments and such amount shall not be subject to
objection by Tenant.  Prior to or on the Commencement Date and from time to
time throughout the Term, Landlord shall notify Tenant in writing of Landlord's
estimate of such monthly installments (the "Estimated Insurance Statement").

                 b.       The monthly insurance payments shall be payable by
Tenant to Landlord in advance in equal monthly installments on the first day of
each calendar month in the amount specified in the Estimated Insurance
Statement, without prior notice, invoice, demand, or offset whatsoever, and in
addition to the Base Rent and any other Additional Rent charged hereunder, and
the Monthly Tax Payments.  Landlord shall have the right to accept all payments
for monthly insurance payments, Base Rent, any Additional Rent, and Monthly Tax
Payments, whether full or partial, and to negotiate checks and payments thereof
without any waiver of rights, irrespective of any conditions to the contrary
sought to be imposed by Tenant.

                 c.       After receipt of all insurance bills attributable to
any calendar year or portion thereof during the term, Landlord shall furnish
Tenant with a written statement of the actual insurance premiums for such
calendar year in evidence of the payment of such insurance premiums by Landlord
(the "Insurance Statement").  Landlord shall ensure that the amount of all
insurance premiums for the period billed and collected from Tenant





                                       16
<PAGE>   23
and escrowed with Landlord are paid to the appropriate insurance company,
whether or not Landlord's Lender pays same to the appropriate insurance
company.  If the total of the Monthly Insurance Payments paid by Tenant during
such calendar year is less than the sum due from Tenant as shown on the
Insurance Statement, then Tenant shall pay to Landlord the deficiency within
ten (10) days of receipt of such statement; in the event, that the Monthly
Insurance Payments paid by Tenant during the year is more than the sum due from
Tenant as shown on the Insurance Statement, then Landlord shall credit the
excess against the subsequent Monthly Insurance Payment next due and owing for
the next year.  Landlord's delay or failure to furnish such Insurance Statement
shall not impair Tenant's continuing obligation to pay any deficiency.  A copy
of the insurance bill from the insurance company shall be sufficient evidence
of the amount of insurance premium due.  Landlord and Tenant's obligations
under this article shall survive the expiration or termination of this Lease.

                 d.       If the term of this Lease commenced on a day other
than the first day of any calendar year, then the insurance premium due and
paid by Tenant for such year shall be prorated, based on a 365 day calendar
year.

                 ARTICLE IX:  FURNITURE, FIXTURES AND EQUIPMENT

         9.1     Furniture, Fixtures and Equipment.  During the term Tenant
may, at Tenant's expense, place or install such furniture, fixtures, and
equipment on the Premises as may be needed for the conduct of Tenant's
business.

         9.2     Landlord's Waiver.  Tenant may finance equipment, trade
fixtures, signs, and furniture which may be installed in or about the Premises.
Landlord shall execute and deliver to any lenders a Landlord's Waiver in such
form as may be agreed upon by Tenant's lender, Tenant and Landlord.  A copy of
Landlord's Lien Waiver with Sanwa Business Credit Corporation and Landlord's
Agreement and Subordination with MetLife Capital Corporation is attached hereto
as Exhibits D-1 and D-2, respectively, and Landlord agrees to execute said
waivers contemporaneously with Landlord's execution of this Lease.  Tenant may
specifically enforce Landlord's obligations under this Section 9.2.  Any
furniture, fixtures, and equipment placed in the Premises by Tenant may be
replaced by Tenant periodically during the term.

         9.3     Removal of Furniture, Fixtures, and Equipment at Expiration of
Lease.  At the expiration or earlier termination of the Lease, the furniture,
fixtures, and equipment, including, without limitation, the conveyor systems,
rail systems, racking and decking system and equipment currently in place,
shall be removed by Tenant.  Tenant immediately shall make such repairs and
restoration of the Premises as are necessary to correct any damage to the
Premises from the installation and removal of the furniture, fixtures, and
equipment by Tenant.  Furniture, fixtures, and equipment not so removed shall,
at Landlord's option, become the property of Landlord, and Landlord may cause
such property to be removed from the Premises and disposed of, but the cost of
any such





                                       17
<PAGE>   24
removal shall be borne by Tenant.  The provisions of this paragraph shall
survive the expiration or termination of this Lease with respect to the
Premises.

         9.4     Right to Affix Signs.

                 a.       Tenant shall have the right, at Tenant's expense, to
use and maintain the signage as it currently exists at the Premises.  Any
revisions or changes to signage shall be at the sole cost of Tenant, subject to
Landlord's prior written consent. All signage is contingent upon approval by
applicable local governmental authorities.

                 b.       Upon the termination or expiration of the Term of the
Lease or of Tenant's right of possession of the Premises, then Tenant shall, at
Tenant's sole expense, (i) "de-indentify" (i.e. remove Tenant's name from) any
and all pylon signage on the Premises, and (ii) cause the removal of any other
signage in or on the Premises, to the same condition existing prior to its
installation or in such condition otherwise acceptable to Landlord.

                    ARTICLE X:  MAINTENANCE OF THE PREMISES

         10.1    Obligation to Maintain the Premises.

                 a.       Tenant acknowledges that it has received the Premises
in good condition, repair and maintenance, except as set forth in Section 10.2,
below.  Tenant shall, at its own expense, promptly perform or cause to be
performed all maintenance, replacement, and repair (whether ordinary or
extraordinary, structural or non-structural, foreseen or not foreseen, or
otherwise) necessary to keep the Premises, and any part thereof, including
(without limitation) the Building, in a safe, dry and tenantable condition and
good state of repair and appearance (ordinary wear and tear excepted),
including (without limitation) (i) the repair and/or replacement of any damage
or injury done to the Premises, or any part thereof, caused by Tenant or
Tenant's agents, employees, invitees or visitors (including specifically any
water damage resulting from any plumbing leak), (ii) all structural and
non-structural components of Building and all of its components, to all
maintenance, replacement and repair to the roof, outer walls and its
electrical, plumbing, heating, ventilating, air conditioning and other
operating systems in the Building, and (iii) the maintenance of all outdoor
areas located on the Land.  Tenant shall promptly make such repairs and
replacements as may be necessary, regardless of whether the benefit of such
repair or replacement extends beyond the term of this Lease.  Such repairs,
when made, shall restore the Premises or any part thereof, to the same or as
good a condition as existed prior to such injury or damage, and shall be
effected in compliance with all building and fire codes and other applicable
laws and regulations.

                 b.       During the term of this Lease, Tenant shall also
maintain a service contract providing for the proper maintenance of the HVAC
system and elevators servicing the Building on a quarterly basis.  Landlord
agrees to assign to Tenant (or enforce for Tenant's benefit) all warranties,
extended warranties and guarantees with





                                       18
<PAGE>   25
respect to the HVAC system and elevators, and all other systems, of any kind or
nature, serving the Premises and which tenant is required to repair hereunder.

                 c.       Tenant shall keep the Premises, including, without
limitation, sidewalks, drives and loading areas on the Premises, clean and free
from rubbish and debris at all times.  Tenant shall store all trash and garbage
within the Premises and arrange for regular pickup and cartage of such trash
and garbage at Tenant's expense.

                 d.       If Tenant fails (i) to make such repairs or
replacement within thirty (30) days after receipt of written notice from
Landlord, or (ii) if such repairs cannot reasonably be complied with within
thirty (30) days, to commence repairs within said thirty (30) day period and
diligently pursue such repairs until completion (or sooner if required in the
case of emergency), then Landlord, may at its option, make such repairs and
replacements, and Tenant shall pay the cost thereof to Landlord, as Additional
Rent, within thirty (30) days after written demand. In addition, Tenant shall
indemnify and hold harmless the Landlord from and against any and all damages
and liability incurred by Landlord arising from and out of such failure to make
such repairs and replacements.

                 e.       Anything to the contrary herein notwithstanding,
Landlord and Tenant hereby agree that the costs paid by Tenant for the
replacement of a major mechanical component of the HVAC System during the last
two (2) years of the Lease Term, if any, shall be prorated based on the number
of years in the term of the manufacturer's warranty on said component.  If the
warranty extends beyond the expiration of the Lease Term, the Landlord shall,
within thirty (30) days of receipt of Tenant's final payment of any and all
sums due to Landlord under this Lease, reimburse the prorata share of such
component replacement cost for the period of warranty extending beyond the
expiration of the Lease Term.  For the purposes of this section 10.1(e), "Lease
Term" shall mean the Initial Term plus any executed Option Term.

         10.2    Specific Repairs.  It is understood and agreed that the
maintenance, repair and replacement obligations of Tenant provided in Section
10.1, above, is intended to specifically include (without limitation) any and
all repairs and replacements necessary to cause the Premises to be in a safe,
dry and tenantable condition and good state of repair and appearance, as of the
Commencement Date of the Lease.  Notwithstanding the preceding sentence,
specifically excluded from Tenant's obligation to make repairs on the Premises
is (i) the repair of the heaving of the ground floor slab in the office area of
the Building (other than minor repairs necessary to ensure that the ground
floor slab will be kept reasonably safe for use by Tenant and its employees,
invitees, agents and contractors), (ii) the obligation to replace the ground
floor slab in the office area of the Building, and/or (iii) the obligation to
remediate the condition causing the heaving of the ground floor slab in the
office area of the Building.  Any and all consequential repairs resulting from
the heaving of the ground floor slab shall, however, explicitly be the
obligation of the Tenant.





                                       19
<PAGE>   26
         10.3    Surrender of the Premises.  Except as otherwise set forth in
Sections 10.1(e) and 10.2(a), above, the Premises shall be returned to Landlord
at the termination or expiration of this Lease broom clean, and in good
condition (ordinary wear and damage by casualty or condemnation excepted).  In
the event of destruction of the Premises by fire or casualty, the condition of
the Premises upon termination of this Lease shall be governed by Section XV.

         10.4    No Obligation of Landlord.  Notwithstanding anything else
contained herein to the contrary, Landlord shall have no obligation to
maintain, repair or rebuild, or to make any alterations, replacements or
renewals of any nature to the Premises, or any part thereof, whether ordinary
or extraordinary, structural or non-structural, foreseen or not foreseen, or
otherwise cause the Premises to be maintained in any respect; and Landlord
shall have no liability for any damages or injury arising out of any condition
or occurrence causing a need for such repairs or maintenance.  Tenant hereby
expressly waives the right to make any repairs at the expense of Landlord which
may be provided for in any law in effect at the time of the commencement of the
Term or which may thereafter be enacted.

                            ARTICLE XI:  ALTERATIONS

         11.1    Right to Make Alterations. Tenant shall not have the right to
make alterations, additions, and improvements to the interior or exterior of
the Premises and parking areas adjacent to the Premises (except for non-
structural repairs under Five Thousand Dollars ($5,000.00)) without the prior
written consent of Landlord, which will not be unreasonably withheld or
delayed.  Any alterations, additions, and improvements approved by Landlord
which may be made or installed by Tenant shall remain upon the Premises, and,
at the termination or expiration of this Lease, shall be surrendered with the
Premises to Landlord.  Any alteration, addition, or improvement by Tenant shall
be accomplished by Tenant in a good workmanlike manner, with new materials, in
conformity with applicable laws and regulations and by a contractor approved by
Landlord.  Upon completion of any alteration, addition, or improvement for
which Landlord gives its written consent, Tenant shall provide to Landlord
"as-built" plans, copies of all construction contracts, building permits,
inspection reports and all other required governmental approvals, and proof of
payment of all labor and materials, and lien waivers.  For any and all
non-structural alterations made by Tenant under Five Thousand Dollars
($5,000.00), upon completion of any such work, Tenant shall provide to Landlord
sketches of any alterations made, and proof of payment of all labor and
materials, and lien waivers.  Tenant shall pay when due all claims for such
labor and materials and shall give Landlord at least ten (10) days' prior
written notice of the commencement of any such work.  Landlord may enter upon
the Premises, in such case, for the purpose of posting appropriate notices,
including, but not limited to, notices of non-responsibility.

         11.2    Tenant Shall Not Render Premises Liable for Any Lien.  Tenant
shall have no right, authority, or power to bind Landlord, or any interest of
Landlord in the premises, nor to render the Premises liable for any lien or
right of lien for the payment of any claim





                                       20
<PAGE>   27
for labor, material, or for any charge or expense incurred to maintain, to
repair, or to make alterations, additions, and improvements to the Premises.
Tenant shall in no way be considered the agent of Landlord in the construction,
erection, modification, repair, or alteration of the Premises.  Notwithstanding
the above, Tenant shall have the right to contest the legality or validity of
any lien or claim filed against the Premises.  No contest shall be carried on
or maintained by Tenant after the time limits in the sale notice of the
Premises for any such lien or claim unless Tenant (i) shall have duly paid the
amount involved under protest; (ii) shall have procured and recorded a lien
release bond from a bonding company acceptable to Landlord in an amount not
less than one and one-half (1  1/2) times the amount involved; or (iii) shall
have procured a stay of all proceedings to enforce collection.  Upon a final
adverse determination of any contest, Tenant shall pay and discharge the amount
of the lien or claim determined to be due, together with any penalties, fines,
interest, cost, and expense which may have accrued, and shall provide proof of
payment to Landlord.

                            ARTICLE XII:  INSPECTION

         Landlord and Landlord's authorized representatives shall have the
right to enter upon the Premises at all reasonable hours, after reasonable
efforts to provide advance notice to Tenant, for the purpose of inspecting the
Premises or of making repairs, additions, or alterations in or upon the
Premises, and, for the purpose of exhibiting the Premises to prospective
tenants, purchasers, or others, provided any such entry does not unreasonably
interfere with Tenant's operations.

                      ARTICLE XIII:  INDEMNITY AND RELEASE

         13.1    Indemnification by Tenant.  Other than damages proximately
caused by reason of the gross negligence or willful misconduct of Landlord or
its agents and employees, or causes for which Landlord expressly assumes
responsibility under this Lease, Tenant shall indemnify, defend, and protect
Landlord, Landlord's Property Manager and Landlord's Mortgagee, if any, and
hold Landlord, Landlord's Property Manager and Landlord's Mortgagee, if any,
harmless from any and all loss, cost, damage, expense, liability (including,
without limitation, court costs, the amount of the deductible under any
insurance policy, and reasonable attorney's fees) incurred in connection with
or arising at any time during or prior to the Lease Term, and from any cause
whatsoever in or about the Premises, including, without limiting the generality
of the foregoing:  (i) any default by Tenant in the observance or performance
of any of the terms, covenants, or conditions of this Lease on Tenant's part to
be observed or performed; (ii) the use or occupancy of the Premises by Tenant
or any person claiming by, through, or under Tenant; (iii) except as otherwise
agreed in Section 25(c), herein, the condition of the premises or any
occurrence or happening on the Premises from any cause whatsoever, or (iv) any
acts, omissions, or negligence of Tenant or any person claiming by, through, or
under tenant, or of the contractors, agents, servants, employees, visitors, or
licensees of Tenant or any such person, in, on, or about the Premises, either
prior to or during the Lease Term (including, without limitation, any holdovers
in connection therewith),





                                       21
<PAGE>   28
including, without limitation, any acts, omissions, or negligence in the making
or performance of any alterations.  TENANT FURTHER AGREES TO INDEMNIFY AND HOLD
HARMLESS LANDLORD, LANDLORD'S AGENT, AND LANDLORD'S MORTGAGEE, IF ANY, FROM AND
AGAINST ANY AND ALL LOSS, COST, LIABILITY, DAMAGE, AND EXPENSE (INCLUDING,
WITHOUT LIMITATION, REASONABLE ATTORNEY'S FEES) INCURRED IN CONNECTION WITH OR
ARISING FROM ANY CLAIMS BY ANY PERSONS BY REASON OF INJURY TO PERSONS OR DAMAGE
TO PROPERTY OCCASIONED BY ANY USE, OCCUPANCY, CONDITION, OCCURRENCE, HAPPENING,
ACT, OMISSION, OR NEGLIGENCE REFERRED TO IN THE PRECEDING SENTENCE, EXCEPT TO
THE EXTENT CAUSED BY THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF THE
INDEMNIFIED PARTY, OR AS SET FORTH IN SECTION 25(c), HEREIN.  THE INDEMNITY BY
TENANT TO LANDLORD AS SET FORTH IN THIS SECTION 13.1 SHALL BE IN EFFECT EVEN IF
THE NEGLIGENCE OR STRICT LIABILITY OF LANDLORD IS ALLEGED OR PROVED TO BE A
CAUSE THEREOF; PROVIDED, HOWEVER, THIS INDEMNITY SHALL NOT APPLY IF AND TO THE
EXTENT THAT LANDLORD'S GROSS NEGLIGENCE OR WILLFUL MISCONDUCT IS A CAUSE
THEREOF.  The provisions of this Section shall survive the expiration or sooner
termination of this Lease with respect to any claims or liability occurring
prior to such expiration or termination, and shall not be limited by reason of
any insurance carried by Landlord and Tenant.  Notwithstanding anything to the
contrary which may be set forth in this Section 13.1, above, Tenant shall have
no duty to cover any loss, damage or cost that may be needed to repair, or
replace the ground floor slab, or remediate the condition causing the heaving
of the ground floor slab in the office area of the building, to the extent it
is specifically excluded in Section 10.2, herein.

         13.2    No Liability.    Neither the shareholders, officers,
directors, trustees, individuals, or partners comprising Landlord or Landlord's
Property Manager, nor the shareholders (nor any of the partners comprising
same), directors, trustees, officers or partners of any of the foregoing, nor
their agents (collectively the "Parties") shall incur any liability for the
performance of Landlord's obligations under this Lease.  Tenant shall look
solely to Landlord to enforce Landlord's obligations hereunder and shall not
seek any damages against any of the Parties.  The liability of Landlord for
Landlord's obligations under this Lease shall not exceed and shall be limited
to the value of Landlord's interest in the Premises and the proceeds and rents
derived therefrom from and after Landlord's default hereunder, and Tenant shall
not look to any other property or assets of Landlord or any of the Parties in
seeking either to enforce Landlord's obligations under this Lease or to satisfy
a judgment for Landlord's failure to perform such obligations.

                   ARTICLE XIV:  WAIVER OF SUBROGATION RIGHTS

         14.1    Release; Waiver of Subrogation.  Anything in this Lease to the
contrary notwithstanding:





                                       22
<PAGE>   29
                 (a)      Landlord hereby releases Tenant from any and all
liability or responsibility to the Landlord or anyone claiming through or under
Landlord, by way of subrogation or otherwise, for any (i) loss or damage to any
building, structure, or other tangible property, (ii) liability for personal
injury or other tortious conduct or (iii) losses under workers' compensation
laws and benefits, even though such loss, damages, or liability might be caused
by the negligence of such party, its agents, contractors, invitees, or
employees, whether or not such claims are or would be covered by insurance
policies carried by Landlord covering the Premises; and

                 (b)      Tenant hereby releases Landlord, Landlord's Property
Manager, and Landlord's Mortgagee, and their agents, and any other tenant which
is leasing space in the Project, from any and all liability or responsibility
to the Tenant or anyone claiming through or under Tenant, by way of subrogation
or otherwise, for any (i) loss or damage to any building, structure, or other
tangible property, (ii) liability for personal injury or other tortious
conduct, or (iii) losses under workers' compensation laws and benefits, even
though such loss, damages, or liability might be caused by the negligence of
such party, its agents, contractors, invitees, or employees (whether or not
such claims are or would be covered by insurance policies carried or required
to be carried by Tenant hereunder).

         14.2    Waiver Provision.

                 a.       All insurance policies (other than worker's
compensation insurance) which Tenant must carry pursuant to Article VIII of
this Lease shall contain one of the following provisions and/or endorsements
("Waiver Provision"):

                          (i)     An express waiver of any right of subrogation
by the insurance company against Landlord, Landlord's Property Manager,
Landlord's Mortgagee, and its agents and employees; or

                          (ii)    A statement that the policy shall not be
invalidated should the insured waive in writing, prior to a loss, any or all
rights of recovery against any party for losses covered by such policies.

                 b.       Any property insurance of Landlord covering the
Premises shall also contain a Waiver Provision in one of the alternative forms
provided in subsection 14.2(a), above; provided, this clause shall not cause
Landlord to be obligated to secure any insurance over and above what is
specifically contemplated herein.  Any increased premium cost incurred by
Landlord by reason of such Waiver Provision shall be paid by Tenant, provided,
however, if Landlord is unable to obtain a waiver of subrogation from its
insured, then any agreement to obtain such a waiver shall be null and void.

           ARTICLE XV:  PARTIAL AND TOTAL DESTRUCTION OF THE PREMISES

         In the event any part or all of the Premises shall at any time during
the term of this Lease be damaged or destroyed, regardless of cause, Tenant
shall give prompt notice to





                                       23
<PAGE>   30
Landlord, subject to the terms of this Article XV.  Tenant shall repair and
restore the Premises to its original condition, including buildings and all
other improvements on the Premises, as soon as circumstances permit.  Provided
Tenant maintains the insurance required hereunder, and proceeds are received
from the casualty insurance policy to be maintained by Tenant hereunder, in the
event that Landlord's Mortgagee requires that any such insurance proceeds be
delivered to the Landlord's Mortgagee and applied as a payment on the debt
payable to Landlord's Mortgagee, Landlord agrees to contribute the amount of
the proceeds delivered to Landlord's Mortgagee and applied as a payment on the
Note payable to Lender, up to a maximum of Five Hundred Thousand Dollars
($500,000.00).  In the event the amount of insurance proceeds applied to
Lender's Note exceeds $500,000.00, Landlord may, in its sole discretion, elect
to contribute the additional amount necessary to cover the entire amount of the
insurance proceeds applied by Landlord's Mortgagee to the Note.  However, if
Landlord does not elect to contribute the additional amount necessary, either
Landlord or Tenant may elect to terminate this Lease.  In the event of a
termination of the Lease by either Landlord or Tenant under this Section XV,
Tenant shall deliver to Landlord the amount of Tenant's deductible, as well as
any amount by which the entire insurance proceeds paid as a result of such
casualty would be insufficient to rebuild the Building but for the Landlord's
Mortgagee's application of the insurance proceeds hereunder.  Tenant shall hold
Landlord free and harmless from any and all liability of any nature whatsoever
resulting from such damage or destruction, and such repairs and restoration.
Tenant, and not Landlord, shall be responsible for paying for any cost of
repairs or restoration in excess of the proceeds paid by insurance policies
procured by Tenant, but not for any such amounts paid by the insurer but
applied by Landlord's Mortgagee as a payment on its debt.  Tenant is not
entitled to any rent abatement during or resulting from any disturbance on or
partial or total destruction of the Premises from Tenant.  However, in the
event of a termination under this Article XV, once Tenant has delivered to
Landlord the sums due from Tenant hereunder, Landlord shall refund to Tenant
any remaining rent paid in advance, including, without limitation, the Prepaid
Rent.

                           ARTICLE XVI:  CONDEMNATION

         16.1    Condemnation Damages.  In the event of the taking or
conveyance of the whole or any part of the Premises by reason of condemnation
by any public or quasi-public body, Landlord and Tenant shall represent
themselves independently in seeking damages before the condemning body.  Each
party shall be entitled to the amount awarded respectively to each.  Landlord
shall not make a claim in such proceedings for any portion of the award
attributable to tenant's furniture, fixtures, and equipment installed in the
Premises in accordance with this Lease which are to remain in the Premises as a
result of such taking.

         16.2    Termination of Lease Due to Condemnation.  In the event that
the taking includes the Building and materially adversely affects the use of
the Premises (as defined in Article V), Tenant may terminate the Lease by
giving Landlord sixty (60) days' written notice of its intention to terminate
the Lease after receiving notice of the Condemnation





                                       24
<PAGE>   31
from the condemning authority.  The effective date of the termination shall be
the actual date of such taking.  In the event of termination, the rent for the
last month of Tenant's occupancy shall be prorated and Landlord shall refund to
Tenant any rent paid in advance and Tenant shall thereupon be released from its
obligation to pay rent.

                    ARTICLE XVII:  ASSIGNMENT AND SUBLETTING

         17.1    Tenant's Right of Assignment and Subletting.

                 a.       No Assignment. Tenant shall not voluntarily or by
operation of law assign or encumber its interest in this Lease or in the
Premises, or sublease all or any part of the Premises, or allow any other
person or entity to occupy or use any part of the Premises, without first
obtaining the written consent of Landlord, which consent may be granted or
withheld in Landlord's sole and absolute discretion. Any assignment,
encumbrance, or sublease without Landlord's consent shall be voidable and, at
Landlord's election, shall constitute a Default.  No transfer permitted by
Landlord shall release Tenant or change Tenant's primary liability to pay the
rent and to perform all other obligations of Tenant under this Lease.

                 b.       Landlord's Option to Preserve Subtenancies.  In the
event of Tenant's surrender of this Lease or the termination of this Lease in
any other manner, Landlord may, at its option, either terminate any or all
subtenancies, if any, or succeed to the interest of Tenant as sublandlord
thereunder.  No merger shall result from Tenant's sublease of the Premises
under this Section, Tenant's surrender of this Lease, or the termination of
this Lease in any other manner. Tenant immediately and irrevocably assigns to
Landlord, as security for Tenant's obligations under this Lease, all rent from
any subletting of all or a part of the Premises as permitted by this Lease.  In
the event of a default by Tenant, Landlord, as assignee and as attorney-in-fact
for Tenant, or a receiver for Tenant appointed on Landlord's application, may
collect the rent and apply it toward Tenant's obligations under this Lease.

                 c.       Fees and Costs with Regard to Proposed Assignment or
Sublease.  If Tenant requests Landlord to consent to a proposed assignment or
sublease, Tenant shall pay to Landlord, whether or not consent is ultimately
given, Landlord's reasonable attorney's fees and other costs incurred in
connection with each such request.

         17.2    Landlord's Right of Assignment.  Landlord shall be free at all
times, without need of consent or approval by Tenant, to assign its interest in
this Lease and/or to convey fee title to the Premises.  Each conveyance by
Landlord of Landlord's interest in the Lease or the Premises prior to
expiration or termination hereof shall be subject to this Lease and shall
relieve the grantor of any further obligations or liability as Landlord, and
Tenant shall look solely to Landlord's successor-in-interest for all future
obligations of Landlord.  Tenant hereby agrees to attorn to Landlord's
successors in interest, whether such interest is acquired by sale, transfer,
foreclosure, deed in lieu of foreclosure, or otherwise.  The term "Landlord" as
used in this Lease, so far as covenants and obligations





                                       25
<PAGE>   32
on the part of Landlord are concerned, shall be limited to mean and include
only the owner at the time in question of the fee title of the Premises.
Without further agreement, the transferee of such title shall be deemed to have
assumed and agreed to observe and perform any and all obligations of Landlord
hereunder during its ownership of the Premises.

                    ARTICLE XVIII:  DEFAULT AND TERMINATION

         18.1    Events of Default.  The occurrence of any of the following
events (each an "Event of Default" or "Default") shall constitute a default by
Tenant:

                 a.       Failure by Tenant to pay Base Rent, Additional Rent
(including, without limitation any Monthly Tax Payments) or other sum of money
payable hereunder when due and the continuance of such failure for ten (10)
days after written notice thereof from Landlord to Tenant; provided, however,
if Tenant shall fail in the performance of any such covenant or agreement of
this Lease necessitating notice by Landlord and shall receive notice from
Landlord hereunder two (2) or more times in any twelve (12) month period,
notwithstanding such failures have each been cured by Tenant on each previous
occasion, at Landlord's option, any further similar failure during such
12-month period may be deemed an Event of Default without the ability for cure;

                 b.       Failure by Tenant to perform or comply with any
provision of this Lease [other than as set forth in Subsection 18.1(a)] if the
failure is not cured within thirty (30) days after notice has been given to
Tenant.  If, however, the failure cannot reasonably be cured within thirty (30)
days after notice has been given to Tenant, Tenant shall not be in default of
this Lease if Tenant commences to cure the failure within the cure period and
diligently and in good faith continues to cure the failure.

                 c.       To the extent permitted by law: (i) a general
assignment by Tenant or any guarantor of the Lease for the benefit of
creditors, or the filing by or against Tenant or any guarantor of any
proceeding or arrangement under any law relating to any insolvency or
bankruptcy, unless in the case of a proceeding filed against Tenant or any
guarantor the same is dismissed within sixty (60) days, or the appointment of a
trustee or receiver to take possession of all or substantially all of the
assets of Tenant or any guarantor, unless possession is restored to Tenant or
such guarantor within thirty (30) days, or any attachment, execution or other
judicially authorized seizure of all or substantially all of Tenant's assets
located upon the Premises or of Tenant's interest in this Lease, unless such
seizure is discharged within thirty (30) days; (ii) Tenant's or any guarantor's
convening of its creditors or any class thereof for the purpose of effecting a
moratorium upon or; (iii) Tenant's or any guarantor's insolvency or admission
of inability to pay its debts as they mature; and/or (iv) a violation by Tenant
or any affiliate of Tenant under any other lease or agreement with Landlord
relating to the Premises which is not cured within the time permitted
thereunder.





                                       26
<PAGE>   33
                 d.       A receiver or trustee shall be appointed for all or
substantially all of the assets of Tenant or any guarantor or of the Premises
or any of Tenant's property located thereon in any proceedings brought by
Tenant or any guarantor, or any such receiver or trustee shall be appointed in
any proceeding brought against Tenant or any guarantor and shall not be
discharged within sixty (60) days after such appointment or Tenant or such
guarantor shall consent to or acquiesce in such appointment; or

                 e.       The leasehold hereunder shall be taken on execution
or other process of law in any action against Tenant.

         18.2    Landlord's Remedies on Tenant Default.

                 18.2.1   Landlord shall have any one or more of the following
remedies after the occurrence of a Default by Tenant:

                 a.       Terminate Lease. Terminate this Lease by giving
written notice of termination to Tenant, in which event Tenant immediately
shall surrender the Premises to Landlord.  If Tenant fails to so surrender the
Premises, then Landlord, without prejudice to any other remedy it has for
possession of the Premises or arrearages in rent or other damages, may re-enter
and take possession of the Premises and expel or remove Tenant and any other
person or entity occupying the Premises or any part thereof, without being
liable for any damages, whether caused by the negligence of Landlord or
otherwise.  No act by Landlord other than giving notice of termination to
Tenant shall terminate this Lease.  Acts of maintenance, efforts to relet the
Premises, or the appointment of a receiver on Landlord's initiative to protect
Landlord's interest under this Lease shall not constitute a termination of this
Lease.  On termination of the Lease, Landlord shall have the right to recover
from Tenant the aggregate sum of the following:

                          (i)     The cost of recovering the Premises; plus

                          (ii)    The unpaid Rent (including Base Rent and
Additional Rent) earned at the time of termination, including interest thereon
at the per annum interest rate provided in accordance with Article IV, above,
from the due date; plus

                          (iii)   The amount equal to: (1) the total Rent which
Landlord would have received under this Lease for the remainder of the Term,
discounted at the Prime Rate then in effect to the then present value, less (2)
the then fair market value of the remaining unexpired portion of the Lease
determined at the then Fair Market Rate for the Premises, discounted at the
Prime Rate then in effect to the then present value, and taking into
consideration the likelihood and probable timing of the reletting of the
Premises; plus

                          (iv)    All other reasonable expenses incurred by
Landlord in connection with Tenant's default and all other sums of money and
damages due to Landlord.





                                       27
<PAGE>   34
                 For the purposes of this Section, the term "Prime Rate" shall
mean the per annum rate of interest announced or published from time to time by
The Frost National Bank (or its successors or assigns) as its Prime Commercial
Lending rate; provided, however, that the Prime Rate shall at all times be
limited to the maximum rate of interest from time to time permitted under
applicable federal and Texas law.

                 b.       Re-take Possession.  Landlord may terminate Tenant's
right of possession (but not the Lease) and may repossess the Premises by
forcible entry or detainer suit or otherwise, without demand or notice of any
kind to Tenant and without terminating this Lease and without being liable for
any damages, whether caused by the negligence of Landlord or otherwise; in such
case, Landlord may relet the Premises, or any part of them, to third parties,
but has no obligation to do so, except as may be required under Texas law.
Except to the extent Texas law requires otherwise, such reletting by Landlord
of the Premises may be on whatever terms and conditions Landlord, in its sole
discretion, deems advisable.  Reletting can be for a period shorter or longer
than the remaining term of this Lease.  Landlord's action under this Subsection
is not considered an acceptance of Tenant's surrender of the Premises unless
Landlord so notifies Tenant in writing.  Tenant shall be immediately liable to
Landlord for all reasonable costs Landlord incurs in reletting the Premises,
including brokers' commissions, expenses of remodeling the Premises required by
the reletting, and like costs.  Tenant shall pay to Landlord the Rent due under
this Lease on the dates the Rent is due, less the rent Landlord receives from
any reletting.

                 If Landlord relets the Premises without terminating this
Lease, any rent received will be applied to the account of Tenant, not to
exceed Tenant's total indebtedness to Landlord; no reletting by Landlord is
considered to be for its own account unless Landlord has notified Tenant in
writing that the Lease has been terminated.  If Landlord relets the Premises,
rent that Landlord receives from reletting will be applied to the payment of:
(i) first, any indebtedness from Tenant to Landlord other than Rent due from
Tenant; (ii) second, any Additional Rent; (iii) third, all costs, including
maintenance, incurred by Landlord in reletting; and (iv) fourth, Base Rent due
and unpaid under the Lease.  After deducting the payments referred to in this
Subsection, any sum remaining from the rent Landlord receives from reletting
will be held by Landlord and applied in payment of future Rent as Rent becomes
due under this Lease.  If, on the date Rent is due under this Lease, the rent
received from the reletting is less than the rent due on that date, Tenant will
pay to Landlord, in addition to the remaining rent due, all costs, including
maintenance, Landlord incurred in reletting which remain after applying the
rent received from the reletting.  Tenant shall have no right to or interest in
the rent or other consideration received by Landlord from reletting to the
extent it exceeds Tenant's total indebtedness to Landlord.

                 Tenant agrees that Landlord may file suit to recover any sums
falling due under the terms of this Section 18.2.1 from time to time; and that
no delivery or recovery of any portion due Landlord hereunder shall be any
defense in any action to recover any





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<PAGE>   35
amount not theretofore paid to Landlord, nor shall such reletting be construed
as an election on the part of Landlord to terminate this Lease unless a written
notice of such intention be given to Tenant by Landlord.  Notwithstanding any
such reletting without termination, Landlord may at any time thereafter elect
to terminate this Lease for such previous breach.

                 d.       Perform on behalf of Tenant.  Landlord may re-enter
the Premises without terminating this Lease and without being liable for any
damages, whether caused by the negligence of Landlord or otherwise, and do
whatever Tenant is obligated to do under the terms of this Lease.  The expenses
incurred by Landlord in affecting compliance with Tenant's obligations under
this Lease immediately shall become due and payable to Landlord as Additional
Rent.

The above remedies are not exclusive; they are cumulative in addition to any
remedies now or later allowed by law, in equity, or otherwise.

                 18.2.2   In all events, Tenant is liable for all damages of
whatever kind or nature, direct or indirect, suffered by Landlord as a result
of the occurrence of an Event of Default.  If Tenant fails to pay Landlord in a
prompt manner for the damages suffered, Landlord may pursue a monetary recovery
from Tenant.  Included among these damages are all expenses incurred by
Landlord in repossessing the Premises (including, but not limited to, increased
insurance premiums resulting from Tenant's vacancy), all expenses incurred by
Landlord in reletting the Premises (including, but not limited to, those
incurred for advertisements, brokerage fees, repairs, remodeling, and
replacements), all concessions granted to a new tenant on a reletting, all
losses incurred by Landlord as a result of Tenant's default, a reasonable
allowance for Landlord's administrative costs attributable to Tenant's default,
and all reasonable attorney's fees incurred by Landlord in enforcing any of
Landlord's rights or remedies against Tenant.

                 18.2.3   Pursuit of any of the foregoing remedies does not
constitute an irrevocable election of remedies nor preclude pursuit of any
other remedy provided elsewhere in this Lease or by applicable law, and none is
exclusive of another unless so provided in this Lease or by applicable law.
Likewise, forbearance by Landlord to enforce one or more of the remedies
available to it on an Event of Default does not constitute a waiver of that
default or of the right to exercise that remedy later or of any rent, damages,
or other amounts due to Landlord hereunder.

                 18.2.4   Whether or not Landlord elects to terminate this
Lease or Tenant's right to possession of the Premises on account of any default
by Tenant, Landlord shall have all rights and remedies at law or in equity,
including, but not limited to, the right to re-enter the Premises and, to the
maximum extent provided by law, Landlord shall have the right to terminate any
and all subleases, licenses, concessions, or other consensual arrangements for
possession entered into by Tenant and affecting the Premises or, in Landlord's
sole discretion, may succeed to Tenant's interest in such subleases, licenses,
concessions, or arrangements.  In the event of Landlord's election to succeed
to Tenant's





                                       29
<PAGE>   36
interest in any such subleases, licenses, concessions, or arrangements, Tenant
shall have no further right to or interest in the rent or other consideration
receivable thereunder as of the date of notice by Landlord of such election.

         18.3    Effect of Tenant's Default.  If Tenant is in Default of the
Lease, then, in addition to the above, all costs of de-identification of the
Premises shall be paid by Tenant whether or not Landlord terminates this Lease.

         18.4    Right of Landlord to Re-Enter.  In the event of any
termination of this Lease, Landlord shall have the immediate right (but under
no obligation) to enter upon and repossess the Premises, and any personal
property of Tenant may be removed from the Premises and stored in any public
warehouse at the risk and expense of Tenant.

         18.5    Surrender of Premises.  No act or thing done by Landlord or
any agent or employee of Landlord during the Lease Term shall be deemed to
constitute an acceptance by Landlord or a surrender of Premises unless such
intent is specifically acknowledged in a writing signed by Landlord.  The
delivery of keys to the Premises to Landlord or any agent or employee of
Landlord shall not constitute a surrender of the Premises or effect a
termination of this Lease, whether or not the keys are thereafter retained by
Landlord and, notwithstanding such delivery, Tenant shall be entitled to the
return of such keys at any reasonable time upon request until this Lease shall
have been terminated properly.  The voluntary or other surrender of this Lease
by Tenant, whether accepted by Landlord or not, or a mutual termination hereof,
shall not work a merger, and at the option of Landlord shall operate as an
assignment to Landlord of all subleases or subtenancies affecting the Premises.

         18.6    Default by Landlord.  Landlord shall be in default if Landlord
fails to perform any provision of this Lease required of it and the failure is
not cured within thirty (30) days after notice has been given to Landlord.  If,
however, the failure cannot reasonably be cured within the cure period,
Landlord shall not be in default of this Lease if Landlord commences to cure
the failure within the cure period and diligently and in good faith continues
to cure the failure.  Notices given under this Article XVIII shall specify the
alleged breach and the applicable Lease provisions.  If Landlord shall at any
time default beyond the applicable notice and cure period, Tenant shall, in
addition to any other rights or remedies which Tenant may have as a result of
such default, have the right to cure such default on Landlord's behalf.  Any
sums expended by Tenant in doing so, and all reasonably necessary incidental
costs and expenses incurred in connection therewith, shall be payable by
Landlord to Tenant within thirty (30) days following demand therefor by Tenant.
Tenant shall not be entitled to an offset against rent.

         18.7    Interest Charges.  Any amount not paid by one part to the
other when due to the other party will bear interest from the date due at the
lesser of (i) the rate of eighteen percent (18%) per annum; or (ii) the maximum
rate permitted by law.





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<PAGE>   37
              ARTICLE XIX:  SUBORDINATION, ATTORNMENT AND ESTOPPEL

         19.1    Subordination and Non-Disturbance.  Subject to the provisions
of this Section, this Lease and the leasehold estate created hereby shall be
subject, subordinate, and inferior to the lien and estate of any liens, trust
deeds, and encumbrances including without limitation any lien held by
Landlord's Mortgagee ("Mortgages"), and all renewals, extensions, or
replacements thereof, now or hereafter imposed by Landlord upon the Premises.
In confirmation of such subordination, Tenant shall, at Landlord's request, or
upon the request of Landlord's Mortgagee, execute promptly any certificate or
instrument evidencing such subordination that Landlord, or Landlord's
Mortgagee, may request.  Tenant hereby constitutes and appoints Landlord the
attorney-in-fact for Tenant to execute any such certificate or instrument for
and on behalf of Tenant.  Provided, however, that this Lease shall not be
subordinate to any Mortgage arising after the date of this Lease, or any
renewal, extension, or replacement thereof, unless and until Landlord provides
Tenant with an agreement ("Non-Disturbance Agreement"), in form and content
reasonably acceptable to Tenant, Landlord, and Landlord's Lender, signed and
acknowledged by each holder of any such interest setting forth that (i) so long
as Tenant is not in Default hereunder, Tenant's rights and obligations
hereunder shall remain in full force and Tenant's right to possession shall be
upheld, and (ii) any party succeeding to Landlord's interest shall be bound by
Tenant's payment of the Prepaid Rent and the provisions of this Lease regarding
thereto, if any of the Prepaid Rent remains unapplied at such time. Tenant
shall, promptly following a request by Landlord and after receipt of the Non-
Disturbance Agreement, execute and acknowledge any subordination agreement or
other documents required to establish of record the priority of any such
encumbrance over this Lease, so long as such agreement does not otherwise
increase Tenant's obligations or diminish Tenant's rights hereunder.  The form
of Non-Disturbance Agreement attached hereto as Exhibit "G", is deemed approved
by Tenant as an acceptable form of Non-Disturbance Agreement; provided, the
approval of such form of Non-Disturbance Agreement in the form attached, shall
not limit or restrict the ability of Landlord to require the execution of a
different form of Non-Disturbance Agreement so long a such different form
complies with the conditions of this Section 19.1.

         19.2    Attornment.  In the event of foreclosure of any Mortgage,
whether superior or subordinate to this Lease, then (i) this Lease shall
continue in force; (ii) Tenant's quiet possession shall not be disturbed if
Tenant is not in default hereunder; (iii) Tenant shall attorn to and recognize
the mortgagee or purchaser at foreclosure sale ("Successor Landlord") as
Tenant's landlord for the remaining term of this Lease; and (iv) the Successor
Landlord shall not be bound by (a) any payment of rent for more than one month
in advance, unless same was required by the terms of this Lease; (b) any
amendment or modification of this Lease made without the Successor Landlord's
consent after the Successor Landlord's name is given to Tenant, unless the
amendment or modification is specifically authorized by the original lease and
does not require Landlord's prior agreement of consent; (c) any personal
liability for any act or omission of a prior Landlord; and (d) any termination
of Lease by Tenant except as authorized under this Lease or by law.  At the
request of the Successor Landlord, Tenant shall execute a





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<PAGE>   38
new lease for the Premises, setting forth all of the provisions of this Lease
except that the term of the new lease shall be for the balance of the term of
this Lease.

         19.3    Estoppel Certificate.  Tenant shall execute and deliver to
Landlord, within ten (10) days after receipt of Landlord's request, any
estoppel certificate or other statement to be furnished to any prospective
purchaser of or any lender against the Premises.  Such estoppel certificate
shall acknowledge and certify each of the following matters, to the extent each
may be true: that the Lease is in effect and not subject to any rental offsets,
claims, or defenses to its enforcement; the commencement and termination dates
of the term; that Tenant is paying rent on a current basis; that any
improvements required to be furnished under the Lease have been completed in
all respects; that the Lease constitutes the entire agreement between Tenant
and Landlord relating to the Premises; that Tenant has accepted the Premises
and is in possession thereof; that the Lease has not been modified, altered, or
amended except in specified respects by specified instruments; and that Tenant
has no notice of any prior assignment, hypothecation, or pledge of rents or the
Lease.

                   ARTICLE XX:  TENANT'S FINANCIAL STATEMENTS

         During the term of the Lease and for such period as the Tenant remains
a registrant subject to the periodic reporting requirements of Section 13 or
15(d) of the Securities Exchange Act of 1934, Tenant shall provide Landlord
with all financial information required on Forms 10-Q, 10-K, 8-K, as well as
any proxy materials, on a basis concurrent with its public reporting
obligations.  Failure of the Tenant to file its required reports with the
Securities and Exchange Commission on a timely basis does not alter the
Tenant's obligation to provide Landlord with timely financial information
pursuant to the Lease.  Should the Tenant's status as a registrant change
during the term of the Lease such that it is no longer subject to public
reporting requirements, then Tenant shall provide Landlord with quarterly
financial statements within sixty (60) days of the end of each fiscal quarter
and annual financial statements within ninety (90) days of the end of each
fiscal year.

                             ARTICLE XXI:  NOTICES

         21.1    Notice Requirements.  All notices, requests, or demands herein
provided to be given or made, or which may be given or made by either party to
the other, shall be given or made only in writing and shall be deemed to have
been duly given: (i) when delivered personally at the address set forth below,
or to any agent of the party to whom notice is being given; or (ii) on the date
delivered when sent via Overnight Mail, properly addressed and postage prepaid;
or (iii) on the date sent via facsimile transmission; or (iv) seventy-two (72)
hours after the time the same is deposited in the United States mail, properly
addressed and first class postage prepaid, return receipt requested.  The
proper addresses to which notices, requests, or demands may be given or made by
either party shall be the address set forth at the end of this Section or to
such other address or to such





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<PAGE>   39
other person as any party shall designate.  Such address may be changed by
written notice given to the other party in accordance with this Section.

         If to Landlord:
                 KOONTZ/McCOMBS 1, LTD.
                 Attn:  Bart C. Koontz, President
                 200 Concord Plaza Drive, Suite 525
                 San Antonio, Texas  78216
                 Telephone:  (210) 829-9292
                 Telecopier:  (210) 829-9273

With a copy to:
                          Marlise A. Kercheville
                          Davis, Adami & Cedillo, Inc.
                          7710 Jones Maltsberger, Suite 400
                          San Antonio, Texas  78216
                          Telephone:  (210) 822-6666
                          Telecopier: (210) 822-1151

         If to Tenant:
                 Solo Serve Corporation
                 Attn:  Mr. Ross Bacon
                 1610 Cornerway Blvd.
                 San Antonio, Texas  78219-2900
                 Telephone:  (210) 662-6262
                 Telecopier: (210) 666-3339

                 With copy to:
                          Peter R. Broderick
                          Cox & Smith, Inc.
                          112 E. Pecan, Suite 1800
                          San Antonio, Texas  78205
                          Telephone:  (210) 554-5231
                          Telecopier: (210) 226-8395

         21.2    Payments Under Lease.  Rent and all other payments due to
Landlord under this Lease shall be paid in lawful money of the United States of
America without offset or deduction to the name and at the address first given
above or to such other persons or parties or at such other places as Landlord
may from time to time designate in writing.

                    ARTICLE XXII:  ATTORNEY'S FEES AND VENUE

         22.1    Recovery of Attorneys' Fees and Costs of Suit.  Tenant or
Landlord, as the case may be, shall reimburse the other party upon demand, for
any costs or expenses





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<PAGE>   40
incurred in connection with any breach or default by the other party under this
Lease, whether or not suit is commenced or judgment entered, including without
limitation, enforcement proceedings of any type whether formal or informal, or
filed in state, federal or bankruptcy court.  Such costs shall include legal
fees and costs incurred for the negotiation of a settlement, enforcement of
rights, or otherwise.  Furthermore, if any action for breach of or to enforce
the provisions of this Lease is commenced, the court in such action shall award
to the party in whose favor a judgment is entered, a reasonable sum as
attorneys' fees and costs; such attorneys' fees and costs shall be paid by the
losing party in such action.

         22.2    Party to Litigation.  Tenant shall indemnify Landlord against
and hold Landlord harmless from all costs, expenses, demands, and liability
incurred by Landlord if Landlord becomes or is made a party to any claim or
action (i) instituted by Tenant, or by any third party against Tenant, unless
resulting from the default by Landlord hereunder, or by or against any person
holding any interest under or using the Premises by license of or agreement
with Tenant; (ii) for foreclosure of any lien for labor or material furnished
to or for Tenant or such other person; (iii) otherwise arising out of or
resulting from any action or transaction of Tenant or such other person during
or prior to the Term, hereof, other than a proceeding by Nationwide under the
Nationwide Note and Deed of Trust with Landlord's Mortgagee; or (iv) necessary
to protect Landlord's interest under this Lease in a bankruptcy proceeding, or
other proceeding commencing by or against Tenant, under Title 11 of the United
States Code, as amended.  Tenant shall defend Landlord against any such claim
or action at Tenant's expense with counsel reasonably acceptable to Landlord
or, at Landlord's election, Tenant shall reimburse Landlord for any legal fees
or costs incurred by Landlord in any such claim or action.  For purposes of
this Section 22.2, the term "Landlord" shall be deemed to include Landlord,
Landlord's Property Manager, and their officers, directors, trustees,
beneficiaries, partners, agents, affiliates and/or employees.

         22.3    Non-Jury Trial; Venue.  In the interest of obtaining a
speedier and less costly hearing of any dispute, each of Landlord and Tenant
hereby expressly waives trial by jury in any action, proceeding or counterclaim
brought by either party against the other and any rights to a trial by jury
under any statute, rule of law or public policy in connection with any matter
whatsoever arising out of or in any way related to this Lease and the Premises.
Although such jury waiver is intended to be self-operative and irrevocable,
Landlord and Tenant each further agree, if requested, to confirm such waivers
in writing at the time of commencement of any such action, proceeding, or
counterclaim.  If Landlord commences any detainer suit, summary proceedings or
other action seeking possession of the premises, Tenant agrees not to interpose
by consolidation of actions, removal to chancery or otherwise, any
counterclaim, claim for set- off, recoupment, reduction of Rent, or other claim
seeking affirmative relief of any kind (except a mandatory or compulsory
counterclaim which Tenant would forfeit if not so interposed).  Any action or
proceeding brought by either party against the other for any matter arising out
of or in any way relating to the Lease or the Premises, shall be heard, in the
County where the Premises are located.





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<PAGE>   41
          ARTICLE XXIII:  RELATIONSHIP OF PARTIES, WAIVER AND CONSENT

         23.1    Relationship of Parties.  This Lease shall not be deemed or
construed by the parties, nor by any third party, as creating the relationship
of (i) principal and agent, (ii) partnership, or (iii) joint venture between
the parties.  Neither the method of computation of rent nor any other provision
of this Lease, nor any acts of the parties are other than in the relationship
of Landlord and Tenant.

         23.2    No Waiver.  No waiver by Landlord of any breach of any one or
more of the terms, covenants, conditions, or agreements of this Lease shall be
deemed to imply or constitute a waiver of any succeeding or other breach.
Failure of Landlord to insist upon the strict performance of any of the terms,
conditions, covenants, and agreements of this Lease shall not constitute or be
considered as a waiver or relinquishment of Landlord's rights to subsequently
enforce any default, term, condition, covenants, or agreement, which shall all
continue in full force and effect.  The rights and remedies of Landlord under
this Lease shall be cumulative and in addition to any and all other rights and
remedies which Landlord has or may have.

         23.3    No Obligation to Give Consent.  Landlord shall have no
liability for damages resulting from Landlord's failure to give any consent,
approval, or instruction reserved to Landlord.  Tenant's sole remedy in any
such event shall be an action for injunctive relief.

                    ARTICLE XXIV:  AUTHORITY TO MAKE LEASE;
                          COVENANT OF QUIET ENJOYMENT

         24.1    Full Power and Authority to Enter Lease.  The parties covenant
and warrant that each has full power and authority to enter into this Lease.

         24.2    Quiet Enjoyment.  Landlord covenants and warrants that Tenant
shall have and enjoy full, quiet, and peaceful possession of the Premises, its
appurtenances and all rights and privileges incidental thereto during the term,
subject to the provisions of this Lease and any title exceptions or defects in
existence at the time of the conveyance of the Premises to Landlord by Tenant.

                        ARTICLE XXV:  HAZARDOUS MATERIAL

         25.1    Environmental Compliance.  Tenant shall not cause or permit
any Hazardous Material to be brought upon, or used in or about, the Premises by
Tenant, its agents, employees, contractors, or invitees, without the prior
written consent of Landlord.  If Tenant breaches the obligations stated in the
preceding sentence, if the presence of Hazardous Material on the Premises
caused or permitted by Tenant results in contamination of the Premises, or if
contamination of the Premises by Hazardous Material otherwise occurs, during or
prior to the Term hereof, except as set forth in Section 25.3,





                                       35
<PAGE>   42
below, and Landlord, its agents, employees or contractors are not responsible
for the contamination, then Tenant shall indemnify, defend, and hold Landlord
harmless from any and all claims, judgments, damages, penalties, fines, costs,
liabilities, or losses (including, without limitation, diminution in value of
the Premises, damages for the loss or restriction on use of rentable or usable
space or of any amenity of the Premises, damages arising from any adverse
impact on marketing of space of the Premises, and sums paid in settlement of
claims, attorneys' fees, consultation fees, and expert fees) which arise during
or after the term of the Lease as a result of such contamination.  This
indemnification by Tenant shall survive the termination or expiration of this
Lease.  This indemnification of Landlord by Tenant includes, without
limitation, costs incurred in connection with any investigation or site
conditions or any cleanup, remedial, removal, or restoration work required by
any federal, state, or local governmental agency or political subdivision
because of Hazardous Material present in the soil or ground water on or under
the Premises, unless Landlord is responsible of same under Section 25.3, below.
Without limiting the foregoing, if the presence of any Hazardous Material on
the Premises caused or permitted by Tenant results in any contamination of the
Premises, Tenant shall promptly take all actions at its sole expense as are
recommended by environmental engineers hired by Tenant and are necessary to
return the Premises to a condition which is in compliance with all applicable
Laws ; provided that Landlord's approval of such actions shall first be
obtained, which approval shall not be unreasonably withheld so long as such
actions would not potentially have any material adverse long-term or short-term
effect on the Premises.

         25.2    Tenant's Responsibility for Hazardous Materials.  Landlord and
Tenant acknowledge that Landlord may become legally liable for the costs of
complying with laws relating to Hazardous Material which are not the
responsibility of Landlord or the responsibility of Tenant including the
following:  (i) a change in Laws which relate to Hazardous Material which make
Hazardous Material present on the Premises as of the Commencement Date, whether
known or unknown to Landlord, a violation of such new Laws; (ii) Hazardous
Material present or under the Premises as a result of any discharge, dumping,
or spilling (whether accidental or otherwise) on the surface of the Premises by
other tenants of the Premises, or their agents, employees, contractors, or
invitees, or by others during or prior to the Term hereof.  Accordingly,
Landlord and Tenant agree that, except to the extent set forth in Section 25.3,
hereof, the cost of complying with Laws relating to Hazardous Material on the
Premises for which Landlord is legally liable as set forth in this Section 25.2
shall be the responsibility and shall be paid by Tenant.  To the extent any
such expense relating to Hazardous Material is subsequently recovered or
reimbursed through insurance, or recovery from responsible third parties, or
other action, Tenant shall be entitled to a reimbursement to the extent it has
paid the maintenance expense to which such recovery or reimbursement relates.
Tenant shall also be responsible for remediation, environmental clean- up
and/or debris removal and related damages in connection with any fire or other
casualty which may occur on the premises.

         25.3    Landlord's Responsibility for Hazardous Material.  Landlord
agrees that it shall be responsible for Hazardous Material that migrates,
flows, percolates, diffuses, or in any other way moves beneath the surface of
the Premises from outside the Premises after





                                       36
<PAGE>   43
the Commencement Date, provided such Hazardous Material is not caused by
Tenant, its agents, employees, contractors or invitees.  The cost of complying
with Laws relating to Hazardous Material on the Premises for which Landlord is
legally liable under this Section 25.3, shall be the responsibility and shall
be paid by Landlord.  In the event Landlord or Tenant discovers any Hazardous
Material located under the Demised Premises which Landlord is responsible for
under this Section 25.3, Landlord shall promptly proceed to remove such
Hazardous Material, at Landlord's sole cost and expense, necessary to return
the subsurface of the Property to a condition which is in compliance with all
applicable governmental regulations.  Landlord hereby agrees to indemnify and
hold Tenant harmless from and against and to reimburse Tenant with respect to
(which obligation shall survive the termination or expiration of this Lease)
any and all claims, demands, causes of action, loss, damage, liabilities, cost
and expenses (including attorneys' fees and court costs) of any and every
character, known or unknown, fixed or contingent, asserted against Tenant at
any time and from time to time directly related to Landlord's failure to
promptly remove any Hazardous Material for which Landlord is responsible under
this Section 25.3.

         25.4    Survival.  Provisions of this Article XVII shall survive 
termination of the Lease.

                       ARTICLE XXVI:  GENERAL PROVISIONS

         26.1    Gender; Number.  The use of (i) the neuter gender includes the
masculine and feminine and (ii) the singular number includes the plural,
whenever the context requires.

         26.2    Captions.  Captions in this Lease are inserted for the
convenience of reference only and do not define, describe, or limit the scope
of the intent of this Lease or any of its terms.

         26.3    Exhibits.  All attached exhibits are a part of this Lease and
are incorporated in full by this reference.  Except as specifically provided
herein, if any provision contained in any exhibit hereto is inconsistent or in
conflict with any provisions of this Lease, the provisions of this Lease shall
supersede the provisions of such exhibit and shall be paramount and
controlling.

         26.4    Entire Agreement.  This Lease contains the entire agreement
between the parties relating to the transactions contemplated hereby and all
prior or contemporaneous agreements, understandings, representations and
statements, oral and written, are merged into this Lease.

         26.5    Drafting.  This Lease shall not be construed more strictly
against one party than the other because it may have been drafted by one of the
parties or its counsel, each having contributed substantially and materially to
the negotiation and drafting hereof.





                                       37
<PAGE>   44
         26.6    Modification.  No modification, waiver, amendment, discharge,
or change of this Lease shall be valid unless it is in writing and signed by
the party against which the enforcement of the modification, waiver, amendment,
discharge, or change is or may be sought.

         26.7    Joint and Several Liability.  If any party consists of more
than one person or entity, the liability of each such person or entity signing
this Lease shall be joint and several.

         26.8    Governing Law.  This Lease shall be construed and enforced in
accordance with the laws of the state in which the Premises are located.

         26.9    Attorneys' Fees.  With respect to Article XXIV and any other
provision in this Lease providing for payment or indemnification of attorneys'
fees, such fees shall be deemed to include reasonable fees incurred through any
applicable appeal process.
 
         26.10   Time of Essence.  Time is of the essence of every provision 
of this Lease.

         26.11   Severability.  In the event any term, covenant, condition, or
provision of this Lease is held to be invalid, void, or otherwise unenforceable
by any court of competent jurisdiction, the fact that such term, covenant,
condition, or provision is invalid, void, or otherwise unenforceable shall in
no way affect the validity or enforceability of any other term, covenant,
condition, or provision of this Lease.

         26.12   Successors and Assigns.  Except as otherwise provided herein,
all terms of this Lease shall be binding upon, inure to the benefit of, and be
enforceable by the parties and their respective legal representatives,
successors, and assigns.

         26.13   Independent Covenants.  This Lease shall be construed as
though the covenants herein between Landlord and Tenant are independent and not
dependent, and Tenant hereby expressly waives the benefit of any statute to the
contrary and agrees that if Landlord fails to perform its obligations set forth
herein, Tenant shall not be entitled to make any repairs or perform any acts
hereunder at Landlord's expense, unless otherwise provided herein, or to any
offset of the rent or other amounts owing hereunder against Landlord; provided,
however, the foregoing shall in no way impair the right of Tenant to commence a
separate action against Landlord for any violation by Landlord of the
provisions hereof so long as notice is first given to Landlord and any holder
of a mortgage or deed of trust covering the Building or all or any portion of
the Project (of whose address Tenant has theretofore been notified) and an
opportunity is granted to Landlord and such holder to correct such violation as
provided above.

         26.14   Counterparts.  This Lease may be executed in any number of
counterparts, each of which shall be deemed an original.  The counterparts
shall together constitute but one agreement.  Any signature on a copy of this
Lease or any document necessary or





                                       38
<PAGE>   45
convenient thereto sent by facsimile shall be binding upon transmission by
facsimile and the facsimile copy may be utilized for the purposes of this
Lease.

         IN WITNESS WHEREOF, the parties hereto have executed this Agreement as
of the day and year first above written.

LANDLORD:

                                    KOONTZ/McCOMBS 1, LTD.,
                                    a Texas limited partnership,

                                    By:      Koontz/McCombs, LLC,
                                             a Texas limited liability company,
                                             Its General Partner


                                             By: /s/ Bart C. Koontz            
                                                 -----------------------------
                                                     Bart C. Koontz, President


TENANT:

                                    SOLO SERVE CORPORATION,
                                    a Delaware corporation,
                                    
                                    
                                    By: /s/ Ross E. Bacon                     
                                        --------------------------------------
                                             Ross E. Bacon
                                             Executive Vice President
                                    




                                       39

<PAGE>   1
         11.     Contingency to Closing for Lease of Premises by Buyer.
Closing of this transaction is also specifically contingent, subject to and
conditioned upon Buyer and Seller agreeing on the terms and conditions of a
lease for Solo Serve Corporation, the Seller, to lease the Property from Buyer,
for an initial term of ten (10) years, with two (2) five (5) year renewal
options.  The lease is to be an absolute triple-net lease for the Property.
Under the lease, Solo Serve Corporation shall be responsible for all expenses,
maintenance, taxes, assessments, insurance, structural repairs and
replacements, non-structural repairs and replacements, and in the lease, Solo
Serve Corporation will agree to promptly repair and remediate same (to include,
without limitation, settling of the foundation occurring in the front office
portion of the building); provided, however, this repair obligation is not
intended to apply to any casualty loss or condemnation loss to the extent any
proceeds received as a result of such loss are not delivered to Seller to
repair the Property. Additional terms of the lease, without limitation, shall
include the following:

                 11.1    Rent.  Rent payments are to be payable monthly in 
advance during the Primary Lease Term, based on a beginning annual base rental
for Years 1-5 of the Primary Lease Term of Nine Hundred Seventy-Five Thousand
and No/Hundredths Dollars ($975,000.00), One Million Seventy-Two Thousand Five
Hundred and No/Hundredths Dollars ($1,072,500.00) for Years 6-10 of the Primary
Lease Term, and the annual base rental for each renewal period, if executed,
shall be at market rates.

                 11.2    Assignment and Subletting.  Tenant shall not be 
entitled to assign or sublet all or any portion of the Premises.

                 11.3    Prepaid Rent.  Upon execution of the lease, the Tenant
will be required to provide prepaid rent under the lease in the amount of Five
Hundred Thousand and No/Hundredths Dollars ($500,000.00) (the "Prepaid Rent").
Beginning with the Fourth Lease Year, as such term is defined in the lease, One
Hundred Thousand Dollars ($100,000.00) of the Prepaid Rent will be applied to
the Base Rent for the Fourth Lease Year, One Hundred Thousand Dollars
($100,000.00) to the Fifth Lease Year, and One Hundred Thousand Dollars
($100,000.00) to Rent for the Sixth Lease Year.  Beginning with the Seventh
Lease Year, the Prepaid Rent shall thereafter remain at Two Hundred Thousand
Dollars ($200,000.00), and will be applied to Base Rent as set forth in the
Lease.

                 11.4    Other Terms.  Such other reasonable terms as may be 
negotiated and agreed upon between Buyer and Seller in good faith.

         The terms set forth in this Section 11 are not intended to be a
definitive lease, and a lease shall not be deemed to exist between Buyer and
Seller, nor shall the condition set forth in this Section 11 be deemed
satisfied, until a definitive written lease agreement has been agreed upon by
both Buyer and Seller.  During the Buyer's Examination Period, Seller and Buyer
agree to negotiate in good faith to agree upon a definitive lease agreement
incorporating the terms set forth above.  In the event Buyer and Seller do not
agree on the terms of a definitive lease within the Buyer's Examination Period
(after good





                                     10
<PAGE>   2
faith negotiations), this Contract shall terminate and neither party shall have
any further rights or obligations one unto the other hereunder, except for
Buyer's indemnity obligations under Section 7.3 hereof.  In the event Buyer and
Seller do agree on a definitive lease agreement within said period of time, the
parties shall mutually acknowledge said agreement in a writing between the
parties, the agreed upon form of the lease shall be deemed to be a part of this
Contract, and Seller and Buyer shall each be obligated to each execute and
deliver a copy of said lease at the Closing.

         12.      Closing.  The purchase and sale of the Property herein 
described shall be closed in the offices of the Title Company on the first
business day following twenty (20) days after the Buyer's Examination Period.

         Upon Closing, Seller shall deliver to Buyer:

                 12.1     Warranty Deed.  A Special Warranty Deed conveying
good and indefeasible title in fee simple to the Land and Improvements, free
and clear of any and all liens, encumbrances, conditions, easements,
assessments, restrictions, and other conditions except for and subject to the
Permitted Exceptions.

                 12.2     Title Policy.  An Owner's Title Policy of Insurance
issued in the face amount of the Purchase Price insuring good and indefeasible
title to the Property.

                 12.3    Bill of Sale and Assignment.  A Special Warranty Bill 
of Sale and Assignment in form reasonably acceptable to Buyer and Seller
conveying the Tangible Property and Intangible Property, subject to the
Permitted Exceptions. The form of this Agreement shall be agreed upon by Buyer
and Seller during the Buyer's Examination Period; provided, however, that Buyer
shall be obligated to assume therein all of Seller's obligations under all the
Guaranties, Warranties and Service Agreements constituting part of the
Intangible Property, but only to the extent same is delivered to Buyer as part
of the Inspection Items.

                 12.4     Non-Foreign Affidavit.  An Affidavit of Seller
certifying that Seller is not a "foreign person" as defined in the Federal
Foreign Investment and Real Property Tax Act of 1980, and the 1984 Tax Reform
Act, as amended.


                 12.5     Warranties.  To the extent same are assignable by
Seller, the originals of all warranties from third parties regarding the
Property in the possession of Seller.

                 12.6     Evidence of Authority.  Copy of Seller's resolutions,
certified as true and complete as of the Closing date, authorizing Seller's
selling the Property pursuant to this Agreement, and evidencing the authority
of the person signing this Agreement and any documents to be executed by Seller
at Closing.





                                     11
<PAGE>   3
                 12.7     Other Documents.  Such other documents and
instruments as are reasonably required by the Title Company in connection with
the issuance of its title insurance policy to Buyer.

                 12.8    Assumption of Notes.  Any and all documents and 
instruments as are reasonably required by the Lender in connection with Buyer's
assumption of the Nationwide Note and the Wausau Note.

                 12.9    Lease.  The lease executed by Seller, as Tenant, upon 
the terms and provisions set forth in Section 11 above.

                 12.10   Estoppel Agreement.  An estoppel agreement executed by
Seller and Nationwide, in connection with the Nationwide Note, and by Seller
and Employer's Life Insurance Company of Wausau, in connection with the Wausau
Note, evidencing that there are no defaults or events of default by Seller
under either the Nationwide Note or Wausau Note [It being understood that
Seller will make reasonable and good faith efforts to obtain the signature of
Nationwide (with respect to the Nationwide Note) and Employer's Life Insurance
Company of Wausau (with respect to the Wausau Note), but that Seller does not
covenant or warrant that it can obtain an estoppel agreement executed by
Nationwide or Employer's Life Insurance Company of Wausau; provided, however,
if, after exercising reasonable and good faith efforts, Seller fails to deliver
an estoppel agreement fully executed by Nationwide and/or an estoppel agreement
fully executed by Employer's Life Insurance Company of Wausau, as provided in
this Section 12.10, then Buyer, as its sole and exclusive remedy, shall have
the right to terminate the Contract and receive a full refund of the Earnest
Money (less $100.00 paid to Seller); and, upon such return of the Earnest
Money, both parties shall be relieved and released of and from any further
liability hereunder, except for Buyer's obligations under Section 7.3 hereof.]

         13.     Buyer's Obligations at Closing.  At the Closing, Buyer shall
deliver to Seller the following:

                 13.1     Purchase Price.  The Purchase Price, less the assumed
indebtedness with Nationwide Insurance and Employer's Life Insurance Company of
Wausau, by wire transfer of immediately available funds.

                 13.2     Lease.  The Lease, executed by Buyer, as Landlord,
and Seller, as Tenant, upon the terms and provisions set forth in Section 11
above.

                 13.3     Evidence of Authority.  Copy of Buyer's resolutions,
certified as true and complete as of the Closing date, authorizing Buyer's
acquisition of the Property pursuant to this Earnest Money Contract, and
evidencing the authority of the person signing this Agreement and any documents
to be executed by Buyer at Closing.





                                     12
<PAGE>   4
                 13.4     Other Documents.  Such other documents and
instruments as are reasonably required by the Title Company in connection with
the issuance of its title insurance policy to Buyer.

                 13.5     Assumption of Notes.  Such documents and instruments
as are reasonably required by Lender in connection with the assumption by Buyer
of the Nationwide Note and the Wausau Note.

         14.     Proration.  Rent shall be prorated for the month in which the
Closing occurs.  As Seller will be responsible for all utility expenses and
other charges related to the Property pursuant to the terms of the lease, no
proration of these items will be made.  Real estate taxes will be prorated as
of the date of Closing.

         15.     Default.  In the event Buyer defaults in its obligations
hereunder, Seller may terminate this Contract and retain all Earnest Money, as
liquidated damages and this shall be Seller's sole remedy for the Buyer's
breach of this Agreement.  Seller and Buyer agree that it is difficult to
determine, with any degree of certainty, the loss which Seller would incur in
the event of Buyer's failure to close the purchase of the Property, and the
parties have agreed the amount of the Earnest Money represents a reasonable
estimate of such loss and is intended as a liquidated damages provision.  In
the event Seller defaults in its obligations hereunder, Buyer shall be
entitled, as its sole and exclusive remedy in such event, to either (i)
terminate this Agreement and receive a refund of the full amount of its Earnest
Money, or (ii) enforce specific performance of this Contract.

         16.     Future operations.  From the date of this Agreement until the
Closing or earlier termination of this Agreement, Seller will:

                 (i)      keep, operate, and maintain the Property in
accordance with past operating procedures, and

                 (ii)     promptly advise Buyer of any litigation, arbitration
or administrative hearing concerning the Property arising or threatened to
which Seller receives notice or of any circumstances which Seller learns of
which would render any of Seller's representations set forth in Section 9
hereof false;

                 (iii)    maintain (or cause the maintenance of) all liability
and property insurance currently in force with respect to the Property;

                 (iv)     perform all of Seller's obligations under the loan
documents for the Nationwide Note and the Wausau Note;

                 (v)      not transfer or encumber or cause any lien to be
placed against all or a portion of the Property; and





                                     13
<PAGE>   5
                 (vi)     not enter into or acquiesce in the filing of any
easement, license, plat (or re-plat) or zoning change affecting the Property.

         17.     Real Estate Commission.  If, as and when this transaction
closes, Seller will at Closing pay a commission of four percent (4.0%) of the
Purchase Price, payable two percent (2.0%) to Grubb & Ellis, and two percent
(2.0%) to Ironwood Property Corporation (the "Brokers").  Seller hereby
indemnifies and holds Buyer harmless from any and all real estate commissions,
claims for such commissions or similar fees on this transaction arising in any
manner out of any commitment or promise or agreement made by Seller.  Buyer
hereby indemnifies and holds Seller harmless from any and all real estate
commissions, claims for such commissions or similar fees on this transaction
arising in any manner out of any commitment or promise or agreement made by
Buyer, other than the commission provided herein.  In accordance with the terms
of the Real Estate License Act of Texas, Buyer is hereby advised by Broker that
Buyer should have the abstract covering the Property examined by an attorney of
Buyer's selection, or be furnished with or obtain a policy of title insurance.

         18.     Broker/Principal Disclosure.  Bart C. Koontz, licensed real
estate broker, is a principal of Ironwood Property Corporation and is also a
principal of Koontz/McCombs, LLC, the Buyer herein.

         19.     Survival.  All representations and warranties of Seller under
this Purchase Agreement shall survive the Closing and continue in full force
and effect for a period of two (2) years after the Closing.

         20.     Closing Costs.  Notwithstanding anything to the contrary
contained herein, the Closing Costs shall be paid as follows:

                 By Seller:

                 (a)      Preparation of a Special Warranty Deed;
                 (b)      Title insurance examination and premium;
                 (c)      The cost of the Survey;
                 (d)      Brokerage fee as outlined in Section 17 herein;
                 (e)      One-half of the escrow fee, if any; and
                 (f)      One-half of the transfer and any other fees imposed
by Lender, up to a maximum total amount payable by Buyer and Seller of
Seventy-Five Thousand Dollars ($75,000.00).

                 By Buyer:

                 (a)      Preparation of transfer documents relating to the
Nationwide Note; 
                 (b)      Recording fees; 
                 (c)      One-half of the escrow fee, if any; 
                 (d)      The survey deletion fee for Title Insurance purposes;
and





                                     14
<PAGE>   6
                 (e)      One-half of the transfer and any other fees imposed
by Lender, up to a maximum total amount payable by Buyer and Seller of
Seventy-Five Thousand Dollars ($75,000.00).

         In the event that Lender requires a payment of more than $75,000.00 as
a condition of granting its approval of Buyer's assumption of the Notes,
neither party shall be obligated to pay any such additional amount, and in the
event Buyer and Seller cannot agree upon the payment thereof, either party may
terminate this Contract and the Earnest Money will be refunded to Buyer (less
$100.00), in which event neither party shall have any further obligation one
unto the other hereunder, except for Buyer's indemnity obligations under
Section 7.3 hereof.

         21.     Casualty.  The risk of loss or damage to the Property by fire
or other casualty shall, until Closing, be borne by Seller.  Seller shall
promptly give Buyer written notice of any material casualty and the extent
thereof, and for purposes of this Section 21, "material" shall be any casualty
resulting in damage to the Property of $25,000 or more.  In the event of a
material casualty, either Buyer or Seller may, by written notice to the other
within twenty (20) days after receipt of notice of the occurrence, elect to
cancel this Agreement.  In the event either party shall so elect, the Earnest
Money shall be returned to Buyer (less $100.00 paid to Seller) and, upon such
return of the Earnest Money, both parties shall be relieved and released of and
from any further liability hereunder, except for Buyer's obligations under
Section 7.3 hereof.  In the event of a material casualty, if this Agreement is
not so cancelled by either Buyer or Seller, this Agreement shall not be
affected, but Seller shall assign to Buyer all of its right, title and interest
in any insurance proceeds and the Purchase Price shall be reduced by the amount
of any deductible.  In the event of an immaterial casualty, this Contract shall
not be affected, and the parties shall proceed to Closing in accordance with
the terms hereof and Seller shall be obligated to repair such damage as soon as
reasonably practicable.  In the event such damage cannot be repaired prior to
Closing, the Closing shall not be delayed, but the reasonable sum necessary (as
reasonably agreed to by and between Buyer and Seller prior to Closing) to
repair such immaterial casualty shall be credited to Buyer and against Seller
as a "Closing Adjustment" at the Closing; and, in the event of the satisfactory
repair of such damage by Seller pursuant to the lease or as otherwise agreed by
Seller and Buyer, then Buyer shall reimburse Seller for such sum credited to
Buyer at Closing..

         22.     Condemnation.  If all or any portion of the Property is
condemned or taken by eminent domain by any authority (a "Condemnation"), this
Agreement may be terminated by either Buyer or Seller by giving written notice
to the other party prior to the Closing Date, in which event the Earnest Money
shall be returned to Buyer (less $100.00 paid to Seller) and, upon such return
of the Earnest Money, both parties shall be relieved and released of and from
any further liability hereunder, except for Buyer's obligations under Section
7.3 hereof.

         23.     Entire Agreement.  This written agreement constitutes the
entire and complete agreement between the parties hereto.  It is expressly
understood that there are





                                     15
<PAGE>   7
no verbal understandings or agreements which may change the terms, covenants
and conditions herein set forth, and that no modification of this Agreement and
no waiver of any of the terms and conditions shall be effective unless made in
writing and duly executed by the parties hereto.

         24.     Binding Effect.  All covenants, agreements, warranties and
provisions of this Agreement shall be binding upon and inure to the benefit of
the parties hereto and their respective successors and assigns.

         25.     Controlling Law.  This Agreement has been made and entered
into under the laws of the State of Texas, and said laws shall control the
interpretation thereof.

         26.     Seller's Acceptance.  In the event that Seller does not accept
Buyer's offer by executing a copy of this Agreement and delivering same to the
Title Company on or before 5:00 p.m., CDT, on January 14, 1998, then in that
event this offer shall be deemed to have been withdrawn, and this Earnest Money
Contract shall become null and void.

         27.     Confidentiality.  Buyer agrees not to disclose any
confidential information (that is, any information not otherwise available to
the public) as may be disclosed by Seller to Buyer during the term of this
Agreement.  Any and all reports, studies and other information delivered by
Seller to Buyer during the term of this Agreement shall be returned to Seller,
in the event this Agreement is terminated by either party prior to Closing.
The Brokers, by execution of this Earnest Money Contract, agree that they will
not, at any time prior to or after the Closing hereunder, without the prior
written consent of Buyer, disclose to any third party the terms and provisions
of this Contract, other than pursuant to proper court order.

         28.     Time. Time is of the essence in all matters pertaining to the
performance of this Agreement.  However, if the final date of any period set
forth in this Agreement falls on a Saturday, Sunday, or legal holiday under the
laws of the United States or the State of Texas, then, in such event, the time
of such period shall be extended to the next day which is not a Saturday,
Sunday or legal holiday.

         29.     Assignment.  Buyer shall not have the right to assign this
Contract, except to an Affiliated Entity.  "Affiliated Entity," for purposes
hereof, is an entity owned fifty percent (50.0%) or more by Bart Koontz and/or
B.J.  "Red" McCombs.

         30.     Notices.  All notices and other communications required or
permitted to be given hereunder shall be in writing and shall be sent by either
facsimile, deemed delivered when sent with confirmation of receipt, or mailed
by certified or registered mail, postage prepaid, or express mail, deemed
delivered when deposited in a U.S. mail depository, or by hand delivery,
addressed as follows:





                                     16
<PAGE>   8
     IF TO SELLER:            Solo Serve Corporation
                              Attn:  Mr. Ross Bacon
                              1610 Cornerway Blvd.
                              San Antonio, Texas  78219-2900
                              Telephone:       (210) 662-6262, ext. 302
                              Telecopier:      (210) 666-3339

     WITH A COPY TO:          Peter R. Broderick
                              Cox & Smith, Inc.
                              112 E. Pecan, Suite 1800
                              San Antonio, Texas  78205
                              Telephone:  (210) 554-5231
                              Telecopier: (210) 226-8395

     IF TO BUYER:             Koontz/McCombs, LLC
                              Attn:  Bart C. Koontz, President
                              200 Concord Plaza Drive, Suite 525
                              San Antonio, Texas  78216
                              Telephone:       (210) 826-2600
                              Telecopier:      (210) 826-5445

     WITH A COPY TO:          Marlise A. Kercheville
                              Davis, Adami & Cedillo, Inc.
                              7710 Jones Maltsberger, Suite 400
                              San Antonio, Texas  78216
                              Telephone:       (210) 822-6666
                              Telecopier:      (210) 822-1151

         31.     Counterparts.  This Agreement may be executed in as many
counterparts as may be required and it shall be sufficient that the signature
of each party appear on one or more such counterparts.  All counterparts shall
collectively constitute a single agreement.

         32.     Tax Abatement.  Buyer agrees to cooperate with Seller, at no
expense to Buyer, to assist Seller in obtaining the consent of applicable
taxing authorities to the continuation of the current tax abatement agreement
in favor of the Seller in relation to the Property, notwithstanding the sale of
the Property to Buyer.  Buyer's obligations under this Section 32 shall survive
Closing.

         33.     Exclusivity.  During the term of this Agreement, Seller
covenants and agrees that Seller will not negotiate or enter into any
discussions with any other potential buyers for the purchase of the Property.

         EXECUTED by Buyer this 14th day of January, 1998, in multiple
counterparts, each of which shall have the force and effect of an original.





                                     17
<PAGE>   9
         EXECUTED by Seller this 14th day of January, 1998, in multiple
counterparts, each of which shall have the force and effect of an original.

SIGNATURES ON FOLLOWING PAGE:





                                     18
<PAGE>   10
                                    SELLER:

                                    SOLO SERVE CORPORATION,
                                    a Delaware corporation,



                                    By: /s/ Ross E. Bacon                     
                                       ---------------------------------------
                                             Name: Ross E. Bacon              
                                                   ---------------------------
                                             Its: Executive Vice President    
                                                  ----------------------------


                                    BUYER:

                                    KOONTZ/McCOMBS, LLC,
                                    a Texas limited liability company,



                                    By: /s/ Bart C. Koontz                     
                                        --------------------------------------
                                             Bart C. Koontz, President



         The Brokers do hereby agree to the confidentiality provisions of 
Section 27, above.

                                    GRUBB & ELLIS
                                    
                                    
                                    
                                    By: /s/ 
                                        --------------------------------------
                                             Its: Senior Vice President
                                                 -----------------------------
                                    
                                    IRONWOOD PROPERTY CORPORATION



                                    By: /s/ 
                                        --------------------------------------
                                             Its: Vice President
                                                 -----------------------------





                                     19
<PAGE>   11
         Receipt of this Earnest Money Contract is acknowledged the 14th day
of January, 1998.


                                    ALAMO TITLE COMPANY



                                    By: /s/ DAVID A. MCALLISTER
                                        --------------------------------------
                                             Its: Vice President
                                                 -----------------------------


         Receipt of Earnest Money in the amount of $50,000.00 is hereby
acknowledged this 14th day of January, 1998; and the Title Company does hereby
agree that if the Buyer terminates the Contract as provided in this Earnest
Money Contract, to promptly pay the Earnest Money as set forth herein without
the necessity of securing Seller's consent.

                                    CHICAGO TITLE COMPANY



                                    By: /s/ DAVID A. MCALLISTER
                                        --------------------------------------
                                             Its: Vice President
                                                 -----------------------------


         NOTICE TO TITLE COMPANY.  Upon receipt, please deliver a dated and
executed copy of this Earnest Money Contract to each of the following parties:

         Marlise A. Kercheville                      Peter R. Broderick
         Davis, Adami & Cedillo, Inc.                Cox & Smith, Inc.
         7710 Jones Maltsberger, Suite 400           112 E. Pecan, Suite 1800
         San Antonio, Texas  78216                   San Antonio, Texas  78205
                                                     




                                     20

<PAGE>   1
                                                                  EXHIBIT 10.51



                           ESCROW AND SECURITY AGREEMENT


         THIS ESCROW AND SECURITY AGREEMENT (this "Agreement") dated this 6th
day of April, 1998, by, between and among NATIONWIDE LIFE INSURANCE COMPANY, an
Ohio corporation ("Nationwide"), EMPLOYERS LIFE INSURANCE COMPANY OF WAUSAU, a
Wisconsin corporation ("Employers") (Nationwide and Employers collectively,
"Lender"), KOONTZ/MCCOMBS 1, LTD., a Texas limited partnership ("Borrower"),
HOLLIDAY FENOGLIO FOWLER, L.P., a Delaware limited partnership ("Escrow Agent")
and SOLO SERVE CORPORATION, a Delaware corporation ("Solo Serve");


                             W I T N E S S E T H :


         WHEREAS, Lender has made a loan to Solo Serve in the amount of
$5,940,000 (the "Loan"), and in connection with the Loan, Solo Serve has
executed and delivered to Lender one certain Mortgage Note A ("Note A") dated
November 20, 1992, payable to the order of Nationwide in the original principal
sum of $4,940,000, with interest and principal payable as therein provided, and
one certain Mortgage Note B ("Note B") dated November 20, 1992, payable to the
order of Employers in the original principal sum of $1,000,000, with interest
and principal payable as therein provided (Note A and Note B being collectively
the "Note"), the payment of which Note is secured by Deed of Trust, Mortgage
and Security Agreement (the "Deed of Trust") dated of even date with the Note
from Maker to M. Lawrence Hicks, Jr., Trustee, recorded in Volume 5504, Page
720, of the Real Property Records of Bexar County, Texas, covering certain real
and personal property described therein (the "Property");

         WHEREAS, Solo Serve has sold, transferred and conveyed the Property to
Borrower and Borrower has assumed the Loan pursuant to an Assumption Agreement
dated of even date herewith between Borrower and Lender;

         WHEREAS, Borrower and Solo Serve have entered into a lease (the
"Lease") covering the Property and in connection therewith $500,000 of prepaid
rent (the "Prepaid Rent") shall be deposited with Escrow Agent to be placed in
an escrow account (the "Escrow Account");

         WHEREAS, Escrow Agent has agreed to accept the $500,000 and any
interest thereon (collectively, the "Escrow Funds") and to hold them as the
agent of Lender and Borrower for the purpose of perfecting Lender's security
interest therein, and to establish and administer the Escrow Account in
accordance with the terms and conditions set forth herein;

         NOW, THEREFORE, for and in consideration of the mutual covenants
contained herein and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Lender, Borrower and Escrow Agent
agree as follows:
<PAGE>   2
         1.      Appointment of Escrow Agent.  Borrower, Solo Serve and Lender
hereby designate Escrow Agent to act as escrow agent for all purposes set forth
herein including, but not limited to, acting as the bailee and agent of Lender
and Borrower for the purpose of perfecting Lender's security interest in the
Escrow Funds, and Escrow Agent hereby agrees to such designation and assumes
and accepts the obligations of escrow agent as set forth herein.  Escrow Agent
agrees to hold the Escrow Funds in its safekeeping in separate and segregated
accounts, and to deliver the Escrow Funds only in accordance with the
instructions provided herein.

         2.      Delivery of Escrow Funds.  Contemporaneously with the
execution hereof, Borrower has delivered to the Escrow Agent the Escrow Funds.
The Escrow Account shall be opened in the name of the Escrow Agent.  Escrow
Agent shall notify Lender in writing of the style and number of the Escrow
Account. Escrow Agent shall deposit the Escrow Funds with an FDIC insured
financial institution, provided that at no time shall any portion of the
principal thereof be exposed to any risk of loss.  Neither Escrow Agent nor
Lender shall be responsible for any losses resulting from the investment said
deposit of the Escrow Funds or for obtaining any specific level or percentage
of earnings on such investment.  Solo Serve, Borrower and Lender agree that the
Escrow Funds shall, until further notice, be deposited in a federally insured
interest-bearing account at Nationsbank, Dallas, Texas (the "Bank").

         3.      Interest on Escrow Funds.  Any interest paid on Escrow Funds
deposited with Escrow Agent pursuant to this Agreement shall be added to and
become a part of the Escrow Funds. In the event of an Event of Default (as
hereinafter defined) all accrued interest of funds deposited with Escrow Agent
pursuant to this Agreement shall be disbursed to Lender to be applied in the
same manner as outlined in subparagraph 12(b) below.  All earnings from the
investment of the Escrow Funds on deposit in the Escrow Account shall be
reported by Escrow Agent to applicable authorities, if at all, using the
federal tax identification number of Borrower.  The parties hereto acknowledge
that the foregoing provision shall not in any way abrogate, vitiate or diminish
the effectiveness of the security interests granted to Lender in paragraph 6
below.

         4.      Acknowledgment by Escrow Agent.  By its execution hereof,
Escrow Agent acknowledges receipt of the Escrow Funds from Borrower for deposit
into the Escrow Account, and hereby agrees to hold the same pursuant to the
terms hereof.  Escrow Agent hereby agrees to hold and disburse the Escrow Funds
as directed by Lender, Solo Serve and Borrower in accordance with the terms and
conditions set forth herein. Escrow Agent further agrees to use commercially
reasonably efforts to obtain from the Bank and any other depository of the
Escrow Funds and provide to Lender, Solo Serve and Borrower a written waiver
provided by Solo Serve of any and all rights it may have in and to the Escrow
Funds and/or the Escrow Account including, without limitation, any security
interest, bank or other possessory lien, or right of offset.

         5.      Disbursement Procedures.  The Escrow Funds may be disbursed to
Borrower according to the terms of Section 4.2c (i)- (iv) of the Lease or in
the event of a default under the Lease by Solo Serve in which Borrower is
entitled to damages, the Escrow Funds (or portion thereof) to which Borrower is
so entitled under the Lease shall be considered partial satisfaction of such
damages and shall remain in the Escrow Account, and if Lender consents thereto
upon





                                      -2-
<PAGE>   3
occurrence of such a default (which consent shall not be unreasonably withheld
or delayed), the Escrow Funds (or said portion thereof, as is applicable) may
be used by Borrower to cover debt service for the Loan or for tenant
improvement expenses in connection with a substitute tenant.  The Escrow Funds
to which Borrower is entitled under the Lease will be disbursed to Borrower in
accordance with the preceding sentence upon compliance with the provisions of
this Agreement and the following procedures:

                 (a)      There exists no Event of Default and no event or
         occurrence which, with the passage of time or the giving of notice, or
         both, would constitute an Event of Default, hereunder or under the
         Loan Documents;

                 (b)      Borrower shall certify to Lender that there are no
         uncured defaults under the Note, the Deed of Trust or any of the other
         documents securing the Loan at the time the disbursement of a portion
         or all of the Escrow Account is requested;

                 (c)      Borrower shall deliver to Lender and the Escrow Agent
         a written request for the disbursement of a portion or all of the
         Escrow Funds; and

                 (d)      Escrow Agent has received written authorization from
         Lender for the proposed disbursement of a portion or all of the Escrow
         Account.

                 (e)      In the event Borrower wishes to receive a
         disbursement of any portion of the Escrow Funds to which Borrower is
         entitled to under the Lease in connection with tenant improvements for
         a substitute tenant, Borrower shall furnish evidence satisfactory to
         Lender in its reasonable discretion that occupancy leases approved by
         Lender have been executed and are in full force and effect and that
         the tenant improvements required by those leases have been completed
         and the respective tenants are in occupancy and open for business,
         which evidence shall include copies of such executed occupancy leases
         approved by Lender, executed current tenant estoppel certificates on
         Lender's form, approved by Lender, in its reasonable discretion, lien
         waivers, invoices, unconditional certificates of occupancy and a
         current inspection report of the Property prepared by Lender's
         inspecting architect/engineer.

         If, at any time during this Agreement, Solo Serve would be entitled to
the payment of all or any portion of the Escrow Funds pursuant to the terms of
the Lease because of a termination thereof resulting from (a) the condemnation
of all or any portion of the Property, or (b) any casualty loss at the
Property, the Escrow Agent shall disburse such portion to Solo Serve upon
notification of the occurrence of such event by Solo Serve, Borrower and
Lender, which notification shall not be unreasonably withheld or delayed by
such parties.  Furthermore, in the event the Lease is terminated by Solo Serve
pursuant to any rights or remedies it may have at law or equity as a result of
Borrower's default thereunder, the then balance of the Escrow Funds shall be
paid to Solo Serve upon written notification by Lender and Solo Serve of such
termination to Escrow Agent, which notification shall not be unreasonably
withheld or delayed by such parties.  Notwithstanding any of the foregoing to
the contrary, it is expressly agreed that Solo Serve's interest in and to the
Escrow Funds shall, at any time, only extend to that portion thereof equaling





                                      -3-
<PAGE>   4
the difference obtained by subtracting any portion of the Escrow Funds
previously applied pursuant to the terms of the Lease from the original Prepaid
Rent deposited into the Escrow Account.  In no event shall Solo Serve have any
right, title or interest in and to any portion of the interest or other
earnings on the Escrow Funds.

         6.      Grant of Security Interest.  As security for the payment of
the Note and all indebtedness now or hereafter incurred or arising pursuant to
the provisions of, or secured by, the Deed of Trust, or any other deed of trust
and security agreement executed by Borrower to secure the Loan, which
indebtedness includes all indebtedness incurred or arising pursuant to the
provisions of this Agreement (the indebtedness referred to in this paragraph
herein called the "secured indebtedness" or the "indebtedness secured hereby"),
Borrower hereby pledges, assigns and transfers to Lender and hereby grants to
Lender a security interest in all of Borrower's right, title and interest in
and to the Escrow Funds and any and all interest of Borrower therein and rights
of Borrower thereto, whether Borrower's ownership or other rights therein are
presently held or hereafter acquired and howsoever Borrower's interests therein
may arise or appear, which security interest shall be subject to the rights of
Solo Serve in and to the Escrow Funds pursuant to the Lease. Escrow Agent and
Borrower hereby agree that Escrow Agent will hold the Escrow Funds as the agent
of Lender and Borrower for the purpose of perfecting Lender's security interest
therein.  Subject to Solo Serve's rights in and to the Prepaid Rent, Escrow
Agent hereby recognizes Lender's first and prior right to the Escrow Account
and the grant of such security interest to Lender in the Escrow Funds, and
agrees that Escrow Agent shall have no security interest, bank or other
possessory lien, right of offset or other claim against the Escrow Funds.  In
addition to Lender's other rights at law or in equity, Lender shall have all
rights of a secured party under the Texas Business and Commerce Code, as
amended (the "Code") whether or not the security interest granted herein is
covered by the Code.  It is understood and agreed that consistent with the
terms of the Lease and that certain Security Agreement by and between Solo
Serve, as debtor and Borrower, as secured party (the "Security Agreement"),
Solo Serve has granted to Borrower a security interest in the Prepaid Rent.
Lender consents to the Security Agreement and the security interest created
therein.

         7.      Borrower's Taxpayer Identification Number.  Borrower's federal
taxpayer identification number is 74- 2872440.

         8.      Covenants of Borrower.  So long as the indebtedness secured
hereby or any part thereof remains unpaid, Borrower covenants and agrees with
Lender as follows:

                 (a)      Borrower shall furnish Lender such instruments and
         shall take such action as may be reasonably required by Lender to
         assure transferability of the Escrow Funds when and as often as may be
         reasonably requested by Lender consistent with the provisions of this
         Agreement and the Deed of Trust;

                 (b)      Borrower will not pledge, assign, transfer or
         otherwise dispose of all or any interest of Borrower in the Escrow
         Funds or right of Borrower thereto, or permit any of the foregoing, or
         attempt to make any withdrawal from the Escrow Account except as
         specifically permitted hereunder;





                                      -4-
<PAGE>   5
                 (c)      Except in connection with the Security Agreement
         described in Section 6 hereof, Borrower will not, without the prior
         written consent of Lender, create, place or permit to be created or
         placed, or through any act or failure to act, acquiesce in the placing
         of, or allow to remain, any voluntary or involuntary lien, security
         interest, encumbrance or charge, or other title retention document,
         against or covering the Escrow Funds, or any part thereof, or any
         interest of Borrower therein or right of Borrower thereto regardless
         of whether the same are expressly or otherwise subordinate to the
         security interest created in this Agreement, and should any of the
         foregoing become attached hereafter in any manner to any part of the
         Escrow Funds without the prior written consent of Lender, Borrower
         will cause the same to be promptly discharged and released;

                 (d)      Borrower shall promptly execute and deliver to Lender
         any financing statement or financing statement change or continuation
         statement required by Lender to establish or maintain the validity,
         perfection or priority of the security interest granted herein.
         Lender shall be authorized to file, without the signature of Borrower
         where permitted by law, one or more financing or continuation
         statements, and/or amendments thereto, relating to the interest of
         Borrower in the Escrow Funds or right of Borrower thereto (a copy of
         which shall be provided by Lender to Borrower).  Borrower further
         agrees that a carbon, photographic or other reproduction of this
         Agreement or any financing statement describing any Escrow Funds is
         sufficient as a financing statement and may be filed in any
         jurisdiction Lender may deem appropriate; and

                 (e)      In the event that Borrower shall file a petition with
         any bankruptcy court or be the subject of any petition filed under 11
         U.S.C. Section  101 et seq. (the "Bankruptcy Code"), Borrower
         acknowledges and agrees that its interest in the Escrow Funds is the
         property of Lender and shall not constitute property of the bankruptcy
         estate within the meaning of Section  541 of the Bankruptcy Code.  In
         the event that, notwithstanding the foregoing, the bankruptcy court
         shall determine that Borrower has any continuing right, title or
         interest in or to the Escrow Funds and that all or any portion of the
         Escrow Funds are property of the bankruptcy estate, Borrower hereby
         acknowledges and agrees that all such Escrow Funds to which Borrower
         is entitled shall constitute Lender's cash collateral within the
         meaning of Section  363 of the Bankruptcy Code.  Borrower further
         acknowledges that in such event, Lender does not consent to Borrower's
         use of such cash collateral, and that Borrower shall have no right to
         use or apply any such cash collateral unless and until Borrower shall
         have received a court order authorizing use of the same, and Lender
         shall have been provided with adequate protection as contemplated by
         Section  361 of the Bankruptcy Code.

         9.      Right of Lender to Perform.  Borrower agrees that, if Borrower
fails to perform any act or to take any action which hereunder Borrower is
required to perform or take, or to pay any money which hereunder Borrower is
required to pay, or takes any action prohibited hereby, Lender, in Borrower's
name or in its own name, may but shall not be obligated to perform or cause to
be performed such act or take such action or pay such money or remedy any
action so





                                      -5-
<PAGE>   6
taken, and any expenses so incurred by Lender, and any money paid by Lender in
connection therewith, shall be a demand obligation owing by Borrower to Lender
and Lender, upon making such payment, shall be subrogated to all of the rights
of the person, corporation or body politic receiving such payment.  Any amounts
due and owing by Borrower to Lender pursuant to this Agreement shall bear
interest from the date such amount becomes due until paid at the rate of
interest payable on matured but unpaid principal of or interest on the Note and
such amounts and interest thereon shall be a part of the secured indebtedness
and shall be secured by this Agreement and the Deed of Trust and by any other
instrument securing the secured indebtedness.

         10.     Termination of Escrow.

                 (a)  If any Escrow Funds remain in the Escrow Account after
         the Note has been paid in full and all other obligations of Borrower
         under the Note and Deed of Trust have been satisfied, then Lender
         shall have no further rights hereunder and the Escrow Funds shall be
         held by Escrow Agent for disbursement in accordance with the terms of
         the Lease.

                 (b) If Solo Serve or Borrower has terminated the Lease due to
         their respective rights under the Lease in the event of a casualty
         loss at the Property, or if Solo Serve terminates the Lease because of
         a taking of the Property or pursuant to any rights it may have at law
         as a result of Borrower's default under the Lease, and provided Solo
         Serve and/or Borrower have complied with the provisions of that
         certain Estoppel Certificate and Non-Disturbance and Attornment
         Agreement of even date herewith, executed by Borrower, Lender, and
         Solo Serve, the Escrow Funds shall be disbursed by Escrow Agent in
         accordance with the terms of the Lease.

                 (c) The Escrow Account shall terminate upon the last to occur
         of (i) the date the Note has been paid in full and all other
         obligations of Borrower under the Note and Deed of Trust have been
         satisfied of (ii) the date on which the last of the Escrow Funds is
         applied in accordance with the terms of the Lease.

         11.     Mortgage Banker.  Solo Serve, Borrower and Lender recognize
that Escrow Agent, as mortgage banker in the transaction, has represented the
interest of Borrower and Lender in the negotiation of the Commitment and the
closing of the loan.  Borrower understands that, during the escrow period,
Escrow Agent will have a continuing relationship to the transaction as Lender's
servicing agent for the loan.  Solo Serve, Borrower and Lender agree to appoint
Escrow Agent in the capacity set forth in this Agreement notwithstanding Escrow
Agent may have represented or continues to represent Borrower and Lender.

         12.     Events of Defaults and Remedies.

                 (a)      The term "Event of Default" as used in this Agreement
         shall mean (i) any default under and as defined in the Deed of Trust
         or in any other deed of trust, assignment of leases and rents and
         security agreement executed by Borrower to secure the Loan, and (ii)
         any default by Borrower in its obligations under this Agreement;





                                      -6-
<PAGE>   7
                 (b)      Upon the occurrence of an Event of Default, Lender
         may at its option, and without notice to Borrower, require Escrow
         Agent to deliver any and all portions of the Escrow Funds which
         Borrower becomes entitled to under the Lease to Lender. Failure of
         Lender to so require the delivery of and to apply such funds upon the
         occurrence of an Event of Default shall not be deemed a waiver of the
         right to do so in the event of a subsequent Event of Default.  Upon
         the occurrence of an Event of Default, Borrower hereby authorizes
         Lender, and Lender shall have full right and authority, (i) to ask,
         demand, collect, receive, receipt for, sue for, compound and give
         acquittance for any portion of  the Escrow Funds to which Borrower is
         entitled under the Lease, (ii) to execute any and all withdrawal
         receipts or other orders for the payment such portion of the Escrow
         Funds from the Escrow Account, and (iii)  in the discretion of Lender,
         to file any claim or take any other action or proceeding, either in
         Borrower's name or in its own name, which Lender may deem necessary or
         appropriate to protect and preserve the rights of Lender hereunder.
         Escrow Agent shall be entitled to rely on Lender's statement in
         writing that an Event of Default has occurred and shall, upon Lender's
         request after the receipt of such a statement, turn any or all of the
         Escrow Funds so requested over to Lender without any right to
         investigate the actual occurrence or non-occurrence of an Event of
         Default;

                 (c)      Upon the occurrence of an Event of Default, Lender
         may exercise its right of enforcement under the Code with respect to
         the portion of the Escrow Funds to which Borrower is then entitled
         under the Lease, whether or not the security interest granted herein
         is covered by the Code, and in conjunction with, in addition to or in
         substitution for those rights and remedies and the other rights and
         remedies provided for herein (including specifically, without
         limitation, the rights and remedies provided for in the immediately
         preceding subparagraph:

                     (i)          written notice mailed to Borrower as provided
                 herein five (5) days prior to the date of public sale of the
                 portion of the Escrow Funds to which Borrower is entitled under
                 the Lease or prior to the date after which private sale of said
                 portion of the Escrow Funds will be made shall constitute
                 reasonable notice;

                     (ii)         it shall not be necessary that Lender take
                 possession of said portion of the Escrow Funds or any part
                 thereof prior to the time that any sale pursuant to the
                 provisions of this paragraph is conducted and it shall not be
                 necessary that said portion of the Escrow Funds or any part
                 thereof be present at the location of such sale;

                     (iii)        prior to application of proceeds of
                 disposition of said portion of the Escrow Funds to the secured
                 indebtedness, such proceeds shall be applied to the reasonable
                 expenses of retaking, holding, preparing for sale, selling,
                 and the like and the reasonable attorneys' fees and legal
                 expenses incurred by Lender;

                     (iv)         the sale by Lender of less than the whole of
                 said portion of the Escrow Funds shall not exhaust the rights
                 of Lender hereunder, and Lender is specifically





                                      -7-
<PAGE>   8
                 empowered to make successive sale or sales hereunder until the
                 whole of said portion of the Escrow Funds shall be sold; and,
                 if the proceeds of such sale of less than the whole of said
                 portion of the Escrow Funds shall be less than the aggregate
                 of the indebtedness secured hereby, this Agreement and the
                 security interest created hereby shall remain in full force
                 and effect as to the unsold portion of said portion of the
                 Escrow Funds just as though no sale had been made; provided,
                 however, that Borrower shall never have any right to require
                 the sale of less than the whole of said portion of the Escrow
                 Funds but Lender shall have the right, at its sole election,
                 to sell less than the whole of said portion of the Escrow
                 Funds;

                     (v)          in the event any sale hereunder is not
                 completed or is defective in the opinion of Lender, such sale
                 shall not exhaust the rights of Lender hereunder and Lender
                 shall have the right to cause a subsequent sale or sales to be
                 made hereunder;

                     (vi)         any and all statements of fact or other
                 recitals made in any bill of sale or assignment or other
                 instrument evidencing any foreclosure sale hereunder as to
                 nonpayment of the indebtedness or as to the occurrence of an
                 Event of Default, or as to Lender having declared all of such
                 indebtedness to be due and payable, or as to notice of time,
                 place and terms of sale and the properties to be sold having
                 been duly given, or as to any other act or thing having been
                 duly done by Lender, shall be taken as prima facie evidence of
                 the truth of the facts so stated and recited; and

                     (vii)        Lender may appoint or delegate any one or
                 more persons as agent to perform any act or acts necessary or
                 incident to any sale held by Lender, including the sending of
                 notices and the conduct of sale, but in the name and on behalf
                 of Lender;

                 (d)      Upon the occurrence of an Event of Default, Lender
         may reduce its claim to judgment or foreclose or otherwise enforce, in
         whole or in part, the security interest created hereby by any
         available judicial procedure;

                 (e)      Upon the occurrence of an Event of Default, Lender
         may at any time cause any or all of the Escrow Funds to which Borrower
         is then entitled to under the Lease to be transferred into its name or
         into the name or names of any nominee or nominees of Lender;

                 (f)      In addition to all other remedies herein provided
         for, Borrower agrees that, upon the occurrence of an Event of Default,
         Lender shall as a matter of right be entitled to the appointment of a
         receiver or receivers for the portion of the Escrow Funds to which
         Borrower is entitled under the Lease, whether such receivership be
         incident to a proposed sale of the portion of the Escrow Funds to
         which Borrower is then entitled under the Lease or otherwise, and
         without regard to the value of said portion of the Escrow Funds or the
         solvency of any person or persons liable for the payment of the
         indebtedness secured hereby, and Borrower does hereby consent to the
         appointment of such receiver or





                                      -8-
<PAGE>   9
         receivers, waives any and all defenses to such appointment and agrees
         not to oppose any application therefor by Lender, but nothing herein
         is to be construed to deprive Lender of any other right, remedy or
         privilege it may now have under the law to have a receiver appointed.
         Any money advanced by Lender in connection with any such receivership
         shall be a demand obligation owing by Borrower to Lender and shall
         bear interest from the date of making such advancement by Lender until
         paid at the rate of interest payable on matured but unpaid principal
         of or interest on the Note and such money plus interest shall be a
         part of the secured indebtedness and shall be secured by this
         Agreement and the Deed of Trust and by any other instrument securing
         the secured indebtedness;

                 (g)      All remedies herein expressly provided for are
         cumulative of any and all other remedies existing at law or in equity
         and are cumulative of any and all other remedies provided for in any
         other instrument securing the payment of the secured indebtedness, or
         any part thereof, or otherwise benefiting Lender.  Upon the occurrence
         of an Event of Default, Lender shall, in addition to the remedies
         herein provided, be entitled to exercise any and all rights and
         remedies reserved to Lender in the Note, the Deed of Trust and each
         and every other document evidencing or securing, or otherwise executed
         and delivered in connection with, the Loan and shall also be entitled
         to avail itself of all such other remedies as may now or hereafter
         exist at law or in equity for the collection of the secured
         indebtedness and the enforcement of the covenants herein, and the
         resort to any remedy provided for hereunder or under any such other
         instrument or provided for by law shall not prevent the concurrent or
         subsequent employment of any other appropriate remedy or remedies;

                 (h)      Lender may resort to any security given by this
         Agreement or to any other security now existing or hereafter given to
         secure the payment of the secured indebtedness, in whole or in part,
         and in such portions and in such order as may seem best to Lender in
         its sole and uncontrolled discretion, and any such action shall not in
         anyway be considered as a waiver of any of the rights, benefits or
         security interests evidenced by this Agreement; and

                 (i)      If following an Event of Default, Lender succeeds to
         the interest of Borrower in and to the Property, by way of foreclosure
         of the lien of the Deed of Trust, conveyance in lieu thereof or
         otherwise, it is expressly agreed that Lender shall also succeed to
         all rights of Borrower in and to any portion of the Escrow Funds which
         have not been previously applied in accordance with the terms of the
         Lease and, upon Lender succeeding to the interest of Borrower in and
         to the Property, Escrow Agent is authorized to thereafter make all
         disbursements to which Borrower would otherwise be entitled hereunder
         directly to Lender.

         13.     Expenses.  Borrower shall pay all charges and reasonable
expenses of Escrow Agent and any substitute in its capacity as escrow agent
pursuant to this Agreement, including but not limited to reasonable attorneys'
fees, expenses and other out-of-pocket costs as may be incurred by Escrow Agent
and any substitute in connection with the administration of this Agreement, and
all charges and expenses of Lender incurred in connection with the
administration of this Agreement including, without limitation, reasonable
attorneys' fees. Borrower





                                      -9-
<PAGE>   10
acknowledges that there is a $500 fee to establish the Escrow Account, and a
fee of $100 per disbursement, plus any charges that might be incurred in the
event an inspection is required.

         14.     Limitation of Liability of Escrow Agent.  Escrow Agent shall
act under this Agreement only as an escrow agent pursuant to the terms of this
Agreement and instructions given pursuant hereto, and otherwise as a depository
only, and shall not be responsible or liable in any manner whatsoever for the
sufficiency of escrowed funds or for the sufficiency, correctness, genuineness
or validity of any instrument or signature thereon deposited with or delivered
to Escrow Agent hereunder, with respect to the form or execution of any such
instrument thereof or the identity, authority or rights of any person
executing, depositing or delivering the same.  Escrow Agent may act in reliance
on any instrument reasonably believed to be genuine and may assume that any
person reasonably purporting to give any written notice or advice or
instruction in connection with the provisions hereof has been duly authorized
to do so.  Escrow Agent shall not be responsible to see to the correct
application of any amounts released from the Escrow Funds.  Escrow Agent may
from time to time consult with legal counsel of its own choosing in the event
of any disagreement, controversy, question or doubt as to the construction of
any of the provisions hereof or its duties hereunder, and Escrow Agent shall
incur no liability and shall be fully protected in acting in good faith in
accordance with the written opinion and instructions of such counsel.  In the
event of a dispute over the Escrow Funds, Escrow Agent shall have the right, at
its sole discretion, to interplead and pay over the Escrow Funds to a court of
competent jurisdiction in Bexar County, Texas and thereafter Escrow Agent shall
have no obligation to see to the application of the Escrow Funds and shall have
no liability with respect to such Escrow Funds or this Agreement arising after
the time of such payment.  Escrow Agent shall not be liable for any action
taken or omitted hereunder other than that constituting gross negligence or
willful misconduct.  THE FOREGOING SHALL APPLY TO ESCROW AGENT WITH RESPECT TO
ACTION CONSTITUTING NEGLIGENCE OF ESCROW AGENT but shall not apply to Escrow
Agent with respect to action constituting gross negligence or willful
misconduct of Escrow Agent.

         15.     Indemnification of Escrow Agent.  Borrower will indemnify and
hold Escrow Agent harmless from all suits, claims, actions, judgments, losses,
liabilities, fees, costs, expenses, damages or other charges which may be
imposed upon or incurred by Escrow Agent in connection with the performance of
its duties hereunder, except with respect to any of the foregoing incurred as
the result of Escrow Agent's gross negligence or willful misconduct.  THE
FOREGOING INDEMNITIES SHALL APPLY TO ESCROW AGENT WITH RESPECT TO SUITS,
CLAIMS, ACTIONS, JUDGMENTS, LOSSES, LIABILITIES, FEES, COSTS, EXPENSES, DAMAGES
AND OTHER CHARGES WHICH IN WHOLE OR IN PART ARE CAUSED BY OR ARISE OUT OF THE
NEGLIGENCE OF ESCROW AGENT.  However, such indemnity shall not apply to Escrow
Agent to the extent the subject of the indemnification is caused by or arises
out of the gross negligence or willful misconduct of Escrow Agent.

         16.     Notices.  Any notice or communication required or permitted
hereunder shall be given in writing, sent by (a) personal delivery, or (b)
expedited delivery service with proof of delivery, or (c) United States mail,
postage prepaid, registered or certified mail, or (d) prepaid telecopy,
telegram or telex, addressed as follows:





                                      -10-
<PAGE>   11
       To Borrower:                  Koontz/McCombs 1, Ltd.
                                     200 Concord Plaza Drive, Suite 525
                                     San Antonio, Texas 78216

       To Lender:                    Nationwide Life Insurance Company
                                     One Nationwide Plaza
                                     Columbus, Ohio 43215-2220
                                     Attn:  Real Estate Investments 34-T

                                     Employers Life Insurance Company of Wausau
                                     c/o Nationwide Life Insurance Company
                                     One Nationwide Plaza
                                     Columbus, Ohio 43215-2220
                                     Attn:  Real Estate Investments 34-T

       To Escrow Agent:              Holliday Fenoglio, L.P.
                                     3003 West Alabama Street
                                     Houston, Texas 77098-2032

       To Solo Serve:                Solo Serve Corporation
                                     1610 Cornerway Blvd.
                                     San Antonio, Texas 78219-2900
                                     Attn:       Chief Financial Officer

or to such other address or to the attention of such other person as hereafter
shall be designated in writing by the applicable party sent in accordance
herewith.  Any such notice or communication shall be deemed to have been given
either at the time of personal delivery or, in the case of delivery service or
mail, as of the date of first attempted delivery at the address and in the
manner provided herein, or in the case of telecopy, telegram or telex, upon
receipt.

       17.     Replacement of Escrow Agent.  The duties of Escrow Agent
hereunder may be terminated in either of the following manners:

               (a)      Upon written notice given by Lender, Solo Serve and
       Borrower of cancellation of designation of Escrow Agent to act and serve
       in said capacity, in which event, cancellation shall take effect no
       earlier than thirty (30) days after notice to Escrow Agent of such
       cancellation unless such cancellation is for cause, in which event
       cancellation shall take effect immediately upon delivery of such notice;
       or

               (b)      Escrow Agent may resign as escrow agent at any time
       upon giving notice to Lender, Solo Serve and Borrower of its desire to
       so resign; provided, however, that resignation of Escrow Agent shall
       take effect no earlier than sixty (60) days after the giving of notice
       of resignation.

Upon termination of the duties of Escrow Agent in either manner set forth in
subparagraphs (a) or (b) above, Escrow Agent shall deliver the balance of the
Escrow Funds, together with all interest





                                      -11-
<PAGE>   12
accrued on the Escrow Funds, to the newly appointed escrow agent designated by
Lender and shall not have the right to withhold the Escrow Funds or the
interest accrued thereon from said newly appointed escrow agent.  Lender,
Borrower and Solo Serve hereby agree that if the duties of Escrow Agent are
terminated in either manner set forth in subparagraphs (a) or (b) above, then
Lender, subject to the approval of Borrower and Solo Serve (such approval not
to be unreasonably withheld or delayed), may appoint another nationally
recognized title insurance underwriter or a national banking association to
serve as the escrow agent under this Agreement and such nationally recognized
title insurance underwriter or national banking association shall succeed to
all the rights, titles, interests and duties of Escrow Agent hereunder;
provided, however, if Lender has not appointed such a replacement escrow agent
within fifteen (15) days after the termination of Escrow Agent, then the Bank
shall become the escrow agent under this Agreement and shall succeed to all the
rights, titles, interests and duties of Escrow Agent hereunder.

       18.     Applicable Law.  This Agreement and the rights and duties of the
parties hereunder shall be governed for all purposes by the law of the State of
Texas.

       19.     Headings.  The headings used herein are for convenience only and
are not to be used in interpreting this Agreement.

       20.     Multiple Original Counterparts.  This Agreement may be executed
in several counterparts, each of which shall be deemed an original.  The
signatures to this Agreement may be executed on separate pages, and when
attached to this Agreement shall constitute one complete document.

       21.     Amendments.  Any agreement hereafter made shall be ineffective
to change, modify, waive, release, discharge, terminate or effect the
abandonment of this Agreement, in whole or in part, unless such agreement is in
writing and signed by the party against whom enforcement of the change,
modification, release, discharge, termination or the effecting of the
abandonment is sought.

       22.     Assignment.  None of this Agreement, the Escrow Funds or any
interest of Borrower therein or right of Borrower therein, or the Escrow
Account may be assigned by Borrower without the prior written consent of Lender
and Solo Serve and any attempt to do so without the prior written consent of
Lender and Solo Serve shall be void.  In the event Lender consents, in its sole
and absolute discretion, to a sale of the Property, or in the event of a sale
of the Property after the loan has been paid in full, the provisions of this
Agreement shall be binding on any such approved subsequent owner of the
Property.  This Agreement shall inure to the benefit of and bind the successors
and permitted assigns of the parties hereto.

       23.     Waiver.  To the full extent Borrower may do so, Borrower agrees
that Borrower will not at any time insist upon, plead, claim or take the
benefit or advantage of any law now or hereafter in force providing for any
appraisement, valuation, stay, extension or redemption, and Borrower, for
Borrower, Borrower's successors and assigns, and for any and all persons ever
claiming any interest in the Escrow Funds (other than Solo Serve), to the
extent permitted by law, hereby waives and releases all rights of redemption,
valuation, appraisement, stay of execution,





                                      -12-
<PAGE>   13
notice of intention to mature or declare due the whole of the secured
indebtedness, notice of election to mature or declare due the whole of the
secured indebtedness and all rights to a marshaling of the assets of Borrower,
including any portion of the Escrow Funds to which Borrower is entitled to
under the Lease, or to a sale in inverse order of alienation in the event of
foreclosure of the security interest hereby created.  Borrower shall not have
or assert any right under any statute or rule of law pertaining to the
marshaling of assets, sale in inverse order of alienation, the administration
of estates of decedents, or other matters whatever to defeat, reduce or affect
the right of Lender under the terms of this Agreement to payment under the
Escrow Account, or to a sale of any portion of the Escrow Funds to which
Borrower is entitled under the Lease for the payment of the secured
indebtedness without any prior or different resort for payment, or the right of
Lender under the terms of this Agreement to the payment of such indebtedness
out of the proceeds of sale of such portion of the Escrow Funds in preference
to every other claimant whatsoever (other than Solo Serve).  If any law
referred to in this paragraph and now in force, of which Borrower or Borrower's
successors and assigns and such other persons claiming any interest in the
Escrow Funds (other than Solo Serve) might take advantage despite this
paragraph, shall hereafter be repealed or cease to be in force, such law shall
not thereafter be deemed to preclude the application of this paragraph.





                                      -13-
<PAGE>   14
       IN WITNESS WHEREOF, this Agreement has been duly executed as of the day
and year first above written.

                               KOONTZ/MCCOMBS 1, LTD., a Texas limited 
                               partnership

                               By      Koontz/McCombs, LLC, a Texas limited 
                                       liability company, General Partner


                                       By:/s/ Bart Koontz                    
                                          -----------------------------------
                                          Name:  Bart Koontz                 
                                                -----------------------------
                                          Title: President                   
                                                 ----------------------------

                               BORROWER

                               NATIONWIDE LIFE INSURANCE COMPANY,
                               an Ohio corporation


                               By: /s/ Robert H. McNaughton                  
                                  -------------------------------------------
                                  Name:  Robert H. McNaughton                
                                        -------------------------------------
                                  Title: Vice President                      
                                        -------------------------------------


                               EMPLOYERS LIFE INSURANCE COMPANY OF
                               WAUSAU, a Wisconsin corporation


                               By:  Robert H. McNaughton                     
                                  -------------------------------------------
                                  Name:  Robert H. McNaughton                 
                                        -------------------------------------
                                  Title: Vice President                       
                                        -------------------------------------

                               LENDER

                               HOLLIDAY FENOGLIO FOWLER, L.P., a Delaware 
                               limited partnership

                               By:      AMRESCO Mortgage Capital, Inc., a 
                                        Delaware corporation, general partner

                                        By:  /s/ Rebecca Browning            
                                             --------------------------------
                                           Name:  Rebecca Browning           
                                                 ----------------------------
                                           Title:  Director - Loan Servicing 
                                                  ---------------------------
                                                                 ESCROW AGENT






                                    -14-
<PAGE>   15
                               SOLO SERVE CORPORATION, a Delaware corporation



                               By:  /s/ Ross E. Bacon                         
                                    -----------------------------------------
                                    Name:  Ross E. Bacon                        
                                         ------------------------------------
                                    Title:  Executive Vice President            
                                           ----------------------------------
                                                                   SOLO SERVE






                                    -15-
<PAGE>   16
                                   SCHEDULE A

                                    Property







<PAGE>   1
                                                                   EXHIBIT 10.52


                              ASSUMPTION AGREEMENT


THE STATE OF TEXAS       )
                         )        KNOW ALL MEN BY THESE PRESENTS THAT:
COUNTY  OF  BEXAR        )


         THIS ASSUMPTION AGREEMENT (this "Agreement") dated as of the 6th day
of April, 1998, by and between NATIONWIDE LIFE INSURANCE COMPANY, an Ohio
corporation ("Nationwide"), and EMPLOYERS LIFE INSURANCE COMPANY OF WAUSAU, a
Wisconsin corporation ("Employers") (Nationwide and Employers being
collectively "Lender"), SOLO SERVE CORPORATION, a Delaware corporation
("Maker"),  KOONTZ/MCCOMBS 1, LTD., a Texas limited partnership ("Borrower"),
KOONTZ/MCCOMBS, LLC, a Texas limited liability company (the "General Partner")
and BART C. KOONTZ ("Koontz") (the General Partner and Koontz being
collectively "Indemnitors");


                         W I T N E S S E T H  T H A T:


         WHEREAS, Lender has made a loan to Maker in the amount of $5,940,000
(the "Loan"), and in connection with the Loan, Maker has executed and delivered
to Lender one certain Mortgage Note A  dated November 20, 1992, payable to the
order of Nationwide in the original principal sum of $4,940,000, with interest
and principal payable as therein provided, which Mortgage Note A has been
modified by that certain Loan Modification Agreement (the "Modification") dated
July 18, 1995, executed by Maker and Lender, recorded in Volume 6568, Page 1548
in the Official Public Record of Real Property of Bexar County, Texas (Mortgage
Note A as modified by the Modification, "Note A") and one certain Mortgage Note
B dated November 20, 1992, payable to the order of Employers in the original
principal sum of $1,000,000, with interest and principal payable as therein
provided, which Mortgage Note B has been modified by the Modification (Mortgage
Note B as modified by the Modification, "Note B") (Note A and Note B being
collectively the "Note"), the payment of which Note is secured by Deed of Trust,
Mortgage and Security Agreement dated of even date with the Note from Maker to
M. Lawrence Hicks, Jr., Trustee, recorded in Volume 5504, Page 720, of the Real
Property Records of Bexar County, Texas, covering certain real property
described therein (the "Property"), including without limitation, the land
described in Exhibit A attached hereto and made a part hereof, which Deed of
Trust, Mortgage and Security Agreement has been modified by the Modification
(the Deed of Trust, Mortgage and Security Agreement as modified by the
Modification, the "Deed of Trust"), reference being here made to the Deed of
Trust and the record thereof for all purposes;

         WHEREAS, in connection with the Loan, Maker has also executed (i) an
Assignment of Leases, Rents and Profits dated of even date with the Note from
Maker to Lender, recorded in Volume 5504, Page 765, of the Real Property
Records of Bexar County, Texas, providing a source of future payment of the
Loan, which Assignment of Leases and Rents has been modified by the
Modification (the Assignment of Leases, Rents and Profits as modified by the
Modification, the "Assignment of Leases and Rents"), reference being here made
to the Assignment of Leases and Rents and the record thereof for all purposes,
and (ii) that certain Indemnity Agreement (the "Indemnity Agreement") dated of
even date with the Note executed by Maker in favor of Lender (the Note, the
Deed of Trust, the Assignment of Leases and Rents, the Indemnity Agreement and
all other documents executed by Maker or any other parties in connection with
or securing or evidencing the Loan are herein collectively called the "Loan
Documents");
<PAGE>   2
         WHEREAS, the Deed of Trust provides that the indebtedness secured
thereby may, at the option of the holder of same, be accelerated if Maker or
any assignee of Maker sells or conveys any or all of the Property without the
consent of Lender;

         WHEREAS, Lender has been requested to consent to the conveyance of the
Property to Borrower and Lender is willing so to consent upon compliance with
the terms and provisions of this Agreement; and

         WHEREAS, Lender is the owner and holder of the Note and Borrower is
the owner of the legal and equitable title to the Property;

         NOW, THEREFORE, for and in consideration of the mutual covenants
contained herein and for other valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereto agree as
follows:

         1.      Conveyance of  Property.  Maker has concurrently herewith
conveyed title to the Property to Borrower.  Borrower hereby acknowledges and
agrees that title to the Property and its interest therein, is encumbered by
and subject to the liens, security interests, assignments and other terms,
covenants, restrictions and provisions of the Loan Documents.

         2.      Assumption by Borrower and Indemnitors.

                 (a)      Borrower hereby acknowledges and agrees that it
         hereby (i) assumes and promises to keep and perform all covenants and
         obligations on Maker's part to be performed under the Loan Documents
         from and after the conveyance and transfer of the Property to Borrower
         and attributable to any act, omission, occurrence, event or
         circumstance occurring after the conveyance and transfer of the
         Property to Borrower to the same extent as if Borrower were the Maker
         thereto and (ii) assumes and promises to pay the outstanding principal
         balance of the Note, with interest thereon, and all other sums
         required to be paid to Lender in accordance with the provisions of the
         Note and other Loan Documents, and to perform, comply with and abide
         by each and every one of the covenants, agreements and conditions
         contained and set forth in the Loan Documents.

                 (b)      Indemnitors hereby acknowledge and agree that they
         hereby assume and promise to keep and perform all covenants and
         obligations on Maker's part to be performed under the Indemnity
         Agreement from and after the conveyance and transfer of the Property
         to Borrower and attributable to any act, omission, occurrence, event
         or circumstance occurring after the conveyance and transfer of the
         Property to Borrower to the same extent as if Borrower and Indemnitors
         were the Maker thereto.

                 (c)      For purposes of this Agreement, the transfer of the
         Property shall be deemed to have occurred simultaneously with the
         recordation in the Real Property Records of Bexar County, Texas, of
         the deed by which title to the Property is conveyed by Maker to
         Borrower.

         3.      Conditions Precedent to Lender's Consent.  Lender's consent
and approval as set forth in Paragraph 4 below is conditioned upon the
satisfaction of the following conditions precedent:

                 (a)      Maker, Borrower and Indemnitors shall have executed
         and delivered this Agreement to Lender.

                 (b)      Maker or Borrower shall have paid a total transfer
         fee of 1% of the outstanding principal balance of Note A and Note B at
         the time of such transfer to Lender (which amount includes $3,000.00
         previously paid to Lender) in connection with the transfer of the
         Property and the assumption of the loan evidenced by the Note by
         Borrower, and shall have reimbursed Lender for any and all costs and
         expenses and third-party costs incurred by Lender for the processing
         of said




                                    - 2 -
<PAGE>   3
         transfer, including, without limitation, counsel fees, recording and
         transfer fees, and title insurance costs and premiums.  Maker and
         Borrower agree that should the Loan Documents contain any provision
         defining or limiting a transfer fee or assumption fee, this paragraph
         shall control and supersede such provision.

                 (c)      Lender shall have received and approved such
         partnership documents or other organizational documents of Borrower
         and the General Partner as are requested by Lender.

                 (d)      Borrower shall have, at its sole cost and expense,
         obtained and delivered to Lender a mortgagee's title policy to be
         issued simultaneously with Borrower's owner's policy insuring the lien
         of the Deed of Trust in an amount equal to the loan balance assumed.

                 (e)      Borrower shall have executed and delivered to Lender
         a Certification of Non-Foreign Status in a form acceptable to Lender.

                 (f)      Borrower shall have executed and filed financing
         statements and/or financing statement amendments in form and substance
         satisfactory to Lender in all places necessary in connection with the
         perfection of Lender's security interest in the fixtures and other
         property described in the Deed of Trust.

                 (g)      Maker shall have executed and contemporaneously filed
         of record, in the Real Property Records of Bexar County, Texas, a deed
         in the form approved by Lender, pursuant to which title to the
         Property shall be conveyed to Borrower.

                 (h)      There shall be no secondary or subordinate financing
         of the Property in connection with the conveyance and transfer of the
         Property by Maker to Borrower and no other changes to the status of
         title to the Property not approved by Lender.

                 (i)      Borrower shall have executed and delivered an Escrow
         and Security Agreement to Lender, in form and substance
         satisfactory to Lender.

                 (j)      Borrower and Maker shall have executed and delivered
         to Lender a lease covering the Property, in form and substance
         satisfactory to Lender.

                 (k)      Borrower shall have executed and delivered a Notice
         and Agreement to Lender, in form and substance satisfactory to
         Lender.

                 (l)      Borrower shall continue to escrow for real estate
         taxes, assessments and insurance premiums pursuant to the Deed of
         Trust.

                 (m)      Borrower shall deliver to Lender in form and
         substance satisfactory to Lender and Borrower's counsel, an opinion of
         counsel to Borrower and Indemnitors, stating that, inter alia, (i)
         Borrower is duly formed, legally existing and in good standing under
         the laws of the State of its formation and authorized to do business
         in Texas, (ii) the General Partner is duly formed, legally existing
         and in good standing under the laws of the State of its formation and
         authorized to do business in Texas, (iii) the execution of this
         Agreement and the other documents in connection with the assumption of
         the Loan have been duly authorized by Borrower and the General
         Partner, (iv) Borrower has all requisite authority to




                                    - 3 -
<PAGE>   4
         own, lease and operate the Property and assume the obligations of
         Maker under the Loan Documents, (v) Indemnitors have all requisite
         authority to assume the obligations of Maker under the Indemnity
         Agreement, and (vi) this Agreement and the other documents executed by
         Borrower and Indemnitors in connection with the assumption of the Loan
         have been duly executed and delivered by Borrower and Indemnitors and
         are legal, valid, and binding obligations of Borrower and/or
         Indemnitor, as the case may be, and enforceable against Borrower or
         Indemnitor, as the case may be, in accordance with their terms.

                 (n)      Maker or Borrower shall pay, or cause to be paid, all
         costs and expenses incident to the preparation hereof and the
         consummation of the transactions specified herein, including without
         limitation title insurance policy premiums or endorsement charges,
         fees and expenses of legal counsel to Lender and recording fees.

         4.      Consent to Transfer of Property and Release of Maker.  Subject
to the conditions set forth in Paragraph 3 above and pursuant to Paragraph 33
of the Deed of Trust:

                 (a)      Lender hereby consents to the sale and transfer of
         the Property to Borrower, and hereby accepts Borrower as the owner of
         the Property, without prejudice to its rights with respect to any
         future conveyance of the Property (or any interest therein).

                 (b)      Lender shall amend its records to indicate that
         Borrower is the owner of the Property, and Lender shall indicate on
         the Note that the Note is subject to the terms of this Agreement.

                 (c)      From and after the conveyance of the Property, Lender
         hereby releases, remises, acquits and forever discharges Maker,
         together with its employees, agents, representatives, consultants,
         attorneys, fiduciaries, servants, officers, directors, partners,
         predecessors, successors and assigns, subsidiary corporations, parent
         corporations, and related corporate divisions (all of the foregoing
         hereinafter called the "Maker's Released Parties"), from any and all
         actions and causes of action, judgments, executions, suits, debts,
         claims, demands, liabilities, obligations, damages and expenses of any
         and every character, known or unknown, direct and/or indirect, at law
         or in equity, of whatsoever kind or nature, whether heretofore or
         hereafter accruing under the Loan Documents, and/or for or because of
         any matter or things done, omitted or suffered to be done by any of
         the Maker's Released Parties, and in any way directly or indirectly
         arising out of or in any way connected to the Note, the Deed of Trust,
         the Assignment of Leases and Rents or any other Loan Document, or any
         of the transactions associated therewith, or the Property, provided,
         however, that the foregoing release shall not cover any obligation or
         liability of Maker under the Loan Documents prior to the conveyance of
         the Property or any of the representations, covenants and obligations
         of Maker contained in this Agreement.

         5.      Representations, Warranties and Covenants to Lender.

                 (a)      Maker, Borrower and Indemnitors hereby represent,
         warrant, certify and covenant to Lender (EACH SUCH REPRESENTATION,
         WARRANTY AND CERTIFICATION BEING MADE BY MAKER AS TO ITSELF, BY
         BORROWER AS TO ITSELF AND BY INDEMNITORS AS TO THEMSELVES)
         respectively that:

                          (i)     Such party has not made an assignment for
                 benefit of creditors;

                          (ii)    No application or petition has been filed for
                 the appointment of a custodian, trustee, receiver or agent to
                 take possession of any property of such party;




                                    - 4 -
<PAGE>   5
                          (iii)   Such party is generally paying its debts as
                 such debts become due;

                          (iv)    Such party is not "insolvent" as that term is
                 defined in Section 101(31) of the "Bankruptcy Code" (Title 11
                 of the United States Code; 11 U.S.C. Sections  101, et seq.);

                          (v)     Such party has not filed a petition with the
                 bankruptcy court under the Bankruptcy Code, or commenced any
                 proceeding relating to Borrower under any bankruptcy or
                 reorganization statute or under any arrangement, insolvency,
                 readjustment of debt, dissolution or liquidation law of any
                 jurisdiction;

                          (vi)    No petition or application of the type
                 described in subparagraphs (ii) and (v) above, and no
                 proceeding of the type described in subparagraph (v) above,
                 has been filed or commenced against such party;

                          (vii)   Execution and delivery of this Agreement by
                 such party and to the extent applicable, compliance by such
                 party with the provisions of the Loan Documents will not (A)
                 violate or result in any breach of any of the terms,
                 conditions or provisions of or constitute a default under any
                 deed of trust, loan agreement, indenture or other contract or
                 agreement to which such party is a party or by which such
                 party or any of its properties may be bound (nor would such
                 execution and delivery constitute such a default with the
                 passage of time or the giving of notice or both) and do not
                 violate or contravene any law, order, decree, rule or
                 regulation to which such party is subject, (B) result in the
                 creation of any lien, charge or encumbrance on the property or
                 assets of such party (other than the lien on the Property
                 created by the Loan Documents), or (C) violate the terms of
                 such party's organizational documents, to the extent
                 applicable or  any order of any court or administrative agency
                 entered in any proceeding to which such party was or is  a
                 party or to which such party may be subject or be bound;

                          (viii)  This Agreement constitutes the legal, valid
                 and binding obligations of each such party, enforceable in
                 accordance with its terms;

                          (ix)    The execution and delivery of, and
                 performance under this Agreement are within such party's power
                 and authority without the joinder or consent of any other
                 party and have been duly authorized by all requisite action;

                          (x)     Each person executing this Agreement as a
                 representative of such party, and, to the extent applicable,
                 its general partner, has been duly authorized and has full
                 power to execute and deliver this Agreement on behalf of such
                 party, and to bind such party to the terms and conditions
                 hereof;

                          (xi)    To its actual knowledge, such party is not in
                 violation of any Federal or State laws, including, but not
                 limited to, Federal securities laws, blue sky laws, and other
                 laws, or the rules or regulations of the Securities and
                 Exchange Commission with respect to the Property;

                          (xii)   Such party is not engaged and has not been
                 engaged at any time since Maker's acquisition of the Property
                 in a "pattern of racketeering activity" within the meaning of
                 18 U.S.C.  1961, as amended, or engaged in any other pattern
                 of actions, the potential results of which might include
                 forfeiture of Maker's interest in the Property;




                                    - 5 -
<PAGE>   6
                          (xviii) There are no law suits or legal proceedings
                 pending or to the actual knowledge of such party's knowledge
                 threatened in any court or before any governmental agency
                 involving such party or the Property, nor are there any
                 judgments outstanding against such party.

                 (b)      Maker and Borrower hereby represent, warrant and
         certify to Lender that, as of the date hereof, Maker or Borrower, as
         the case may be and with respect to itself, has no knowledge of any
         offsets, defenses or counterclaims to the payment of the indebtedness
         evidenced by the Note, and Borrower hereby agrees that if Borrower
         hereafter becomes aware of such defense to the payment of such
         indebtedness based on facts or circumstances existing as of the date
         hereof, the same will not be raised against Lender.

                 (c)      The representations, warranties and certifications
         set forth herein are given to induce Lender to grant the consent and
         approvals set forth in Paragraph 4 above, with the knowledge that
         Lender will rely upon the truth of the statements made herein.

                 (d)      Maker, Borrower and Indemnitors each agree to
         indemnify and hold Lender harmless against any loss, claim, damage,
         liability or expense (including without limitation attorneys' fees)
         incurred as a result of any representation or warranty made by it, but
         not of any other of such parties, herein proving to be untrue in any
         respect.

                 (e)      Borrower hereby represents, warrants and certifies to
         Lender that:

                          (i)     Borrower is duly organized and legally
                 existing under the laws of the State of Texas and is
                 authorized to own and operate the Property and/or otherwise
                 transact business in the State of Texas; and

                          (ii)    Borrower understands and hereby acknowledges
                 all of the terms and provisions of the Loan Documents.

                 (f)      General Partner hereby represents, warrants and
         certifies to Lender that General Partner is duly organized and legally
         existing under the laws of the State of Texas.

                 (g)      Maker hereby represents, warrants and certifies to
         Lender that to Maker's knowledge there exists no uncured default under
         the Note, the Deed of Trust, the Assignment of Leases and Rents or any
         of the other Loan Documents.

                 (h)      Borrower and Indemnitors reaffirm to Lender each of
         the covenants and agreements of Maker set forth in the Loan Documents
         with the same force and effect as if each were separately stated
         herein.

                 (i)      It is specifically understood and agreed that each of
         the representations, warranties, certifications and covenants made in
         this Section 5 are made by such party as each applies to itself (and
         not for any other party to this Agreement), and not to any other party
         that may be making the same representations, warranty, certification
         and/or covenant.

                 (j)      Nothing contained herein shall be construed as an
         acknowledgment, confirmation or reaffirmation by Borrower, the
         Indemnitors or the General Partner of any of the representations and




                                    - 6 -
<PAGE>   7
         warranties made by Maker in the Loan Documents; it being understood
         that the representations and warranties set forth in this Agreement
         and/or such other loan documents specifically executed by Borrower,
         Indemnitors or General Partner, as the case may be, are intended to be
         inclusive of all representations and warranties made by Borrower,
         Indemnitors or General Partner, with respect to the Loan Documents
         assumed herein. This subsection 5(j) shall not be deemed to limit
         Borrower's and Indemnitors' assumption of the covenants and agreements
         under the Loan Documents as specifically provided in this Agreement.

         6.      Further Assurances.  Borrower, upon request from Lender,
agrees to execute such other and further documents as may be reasonably
necessary or appropriate to consummate the transactions contemplated herein or
to perfect the liens and security interests intended to secure the payment of
the loan evidenced by the Note.

         7.      INDEMNIFICATIONS.  BORROWER EXPRESSLY CONFIRMS AND AGREES THAT
THE INDEMNITY AGREEMENTS CONTAINED IN PARAGRAPHS 3 AND 26 OF THE DEED OF TRUST
AND IN PARAGRAPH 4 OF THE ASSIGNMENT OF LEASES AND RENTS APPLY TO EACH
INDEMNIFIED PARTY THEREUNDER WITH RESPECT TO CLAIMS, DEMANDS, LIABILITIES,
LOSSES, DAMAGES, CAUSES OF ACTION, JUDGMENTS, PENALTIES, COSTS AND EXPENSES
(INCLUDING, WITHOUT LIMITATION, COURT COSTS AND ATTORNEYS' FEES) WHICH IN WHOLE
OR IN PART ARE CAUSED BY OR ARISE OUT OF THE NEGLIGENCE OF SUCH (AND/OR ANY
OTHER) INDEMNIFIED PARTY.  HOWEVER, SUCH INDEMNITIES SHALL NOT APPLY TO ANY
INDEMNIFIED PARTY TO THE EXTENT THE SUBJECT OF THE INDEMNIFICATION IS CAUSED BY
OR ARISES OUT OF THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF SUCH INDEMNIFIED
PARTY.

         8.      RELEASES IN LOAN DOCUMENTS.  BORROWER EXPRESSLY CONFIRMS AND
AGREES THAT THE RELEASE CONTAINED IN SECTION 1.E OF THE ASSIGNMENT OF LEASES
AND RENTS APPLIES TO LENDER WITH RESPECT TO ANY MATTER COVERED THEREBY WHICH IN
WHOLE OR IN PART IS CAUSED BY OR ARISES OUT OF THE NEGLIGENCE OF LENDER.
HOWEVER, SUCH RELEASE SHALL NOT APPLY TO LENDER TO THE EXTENT A MATTER COVERED
THEREBY IS CAUSED BY OR ARISES OUT OF THE GROSS NEGLIGENCE OR WILLFUL
MISCONDUCT OF LENDER.

         9.      Remedies.  If Borrower or Indemnitors shall fail to keep or
perform any of the covenants or agreements contained herein or if any
statement, representation or warranty contained herein is false, misleading or
erroneous in any material respect as each applies to itself, Borrower shall be
deemed to be in default under the Deed of Trust and Lender shall be entitled at
its option to exercise any and all of the rights and remedies granted pursuant
to the Deed of Trust, the Assignment of Leases and Rents or any other Loan
Document or which Lender may otherwise be entitled, whether at law or in
equity.  Nothing contained in this Section 9 or otherwise in this Agreement
shall be construed to create any obligation or agreement of Borrower or
Indemnitors, as the case may be, to perform any duties or obligations of the
other party under the Loan Documents which are not specifically assumed herein.

         10.     Lien Status.  Maker and Borrower hereby acknowledge and agree
that the liens and security interests created and evidenced by the Deed of
Trust and the assignment created and evidenced by the Assignment of Leases and
Rents are valid and subsisting and further acknowledge and agree that there are
no offsets, claims or defenses to the Note, the Deed of Trust, the Assignment
of Leases and Rents or any other Loan Documents.




                                    - 7 -
<PAGE>   8
         11.     Other Provisions Unchanged.  Notwithstanding anything to the
contrary contained in the Deed of Trust (i)it is understood that Borrower
and/or any tenant of Borrower permitted under the Loan Documents shall have the
right to make alterations, additions, and improvements to the interior or
exterior of the "Building" comprising part of the Property and the parking
areas adjacent to such Building equal to or less than Five Thousand and No/100
Dollars ($5,000.00) without the prior consent of Lender and (ii) it is
understood that Sanwa Business Credit Corporation and MetLife Capital
Corporation currently have a lien on certain non-movable trade fixtures,
equipment and personal property owned and/or utilized by Maker, Borrower's
tenant, in connection with the Property, which non-movable trade fixtures,
equipment and personal property do not comprise part of the Property (as
defined in the Deed of Trust) under the Loan Documents. Except for the
foregoing sentence, the terms and provisions of the Loan Documents shall remain
unchanged and shall remain in full force and effect.  The Loan Documents are
hereby ratified and confirmed in all respects.  All liens, security interests,
mortgage and assignments granted or created by or existing under the Deed of
Trust, the Assignment of Leases and Rents and the other Loan Documents remain
unchanged and continue, unabated, in full force and effect, to secure
Borrower's obligation to repay the Note.

         12.     Merger.  This Agreement supersedes and merges all prior and
contemporaneous promises, representations and agreements.  No modification of
any of the Loan Documents, or any waiver of rights under any of the foregoing,
shall be effective unless made by supplemental agreement, in writing, executed
by Lender and Borrower.  Lender, Maker, and Borrower further agree that this
Agreement may not in any way be explained or supplemented by a prior, existing
or future course of dealings between the parties or by any prior, existing, or
future performance between the parties pursuant to this Agreement or otherwise.

         13.     Notices.  Any notice or communication required or permitted
hereunder or under the Loan Documents shall be given in writing, sent by (a)
personal delivery, or (b) expedited delivery service with proof of delivery, or
(c) United States mail, postage prepaid, registered or certified mail, or (d)
prepaid telegram, telex or telecopy, addressed as follows:

         To Borrower:             Koontz/McCombs 1, Ltd.
                                  200 Concord Plaza Drive
                                  San Antonio, Texas 78216

         To Nationwide:           Nationwide Life Insurance Company
                                  One Nationwide Plaza
                                  Columbus, Ohio  43215-2220
                                  Attn: Real Estate Investments  34-T

         To Employers:            Employers Life Insurance Company of Wausau
                                  c/o Nationwide Life Insurance Company
                                  One Nationwide Plaza
                                  Columbus, Ohio  43215-2220
                                  Attn: Real Estate Investments  34-T

         To Maker:                Solo Serve Corporation
                                  1610 Cornerway Blvd.
                                  San Antonio, Texas 78219-2900




                                    - 8 -
<PAGE>   9
         To Indemnitors:          Koontz/McCombs, LLC
                                  200 Concord Plaza Drive
                                  San Antonio, Texas 78216

                                  Bart C. Koontz
                                  200 Concord Plaza Drive
                                  San Antonio, Texas 78216

or to such other address or to the attention of such other person as hereafter
shall be designated in writing by the applicable party sent in accordance
herewith.  Any such notice or communication shall be deemed to have been given
either at the time of personal delivery or, in the case of delivery service or
mail, as of the date of first attempted delivery at the address and in the
manner provided herein, or in the case of telegram, telex or telecopy, upon
receipt; provided that, service of a notice required by Tex. Property Code
Section 51.002 shall be considered complete when the requirements of that
statute are met.

         14.     Release of Lender.  Maker, Borrower and Indemnitors each
hereby release, remise, acquit and forever discharge Lender, together with
their employees, agents, representatives, consultants, attorneys, fiduciaries,
servants, officers, directors, partners, predecessors, successors and assigns,
subsidiary corporations, parent corporations, and related corporate divisions
(all of the foregoing hereinafter called the "Released Parties"), from any and
all actions and causes of action, judgments, executions, suits, debts, claims,
demands, liabilities, obligations, damages and expenses of any and every
character, known or unknown, direct and/or indirect, at law or in equity, of
whatsoever kind or nature, whether heretofore or hereafter accruing, for or
because of any matter or things done, omitted or suffered to be done by any of
the Released Parties prior to and including the date hereof, and in any way
directly or indirectly arising out of or in any way connected to this
Agreement, the Note, the Deed of Trust, the Assignment of Leases and Rents or
any other Loan Document, or any of the transactions associated therewith, or
the Property, including specifically but not limited to claims of usury.

         15.     Counterparts.  This Agreement may be executed in any number of
counterparts with the same effect as if all parties hereto had signed the same
document.  All such counterparts shall be construed together and shall
constitute one instrument, but in making proof hereof it shall only be
necessary to produce one such counterpart.

         16.     Severability of Provisions.  If any covenant, condition, or
provision herein contained is held to be invalid by final judgment of any court
of competent jurisdiction, the invalidity of such covenant, condition, or
provision shall not in any way affect any other covenant, condition or
provision herein contained.

         17.     Time of the Essence.  It is expressly agreed by the parties
hereto that time is of the essence with respect to this Agreement.

         18.     Representation by Counsel.  The parties acknowledge and
confirm that each of their respective attorneys have participated jointly in
the review and revision of this Agreement and that it has not been written
solely by counsel for one party.  The parties hereto therefore stipulate and
agree that the rule of construction to the effect that any ambiguities are to
or may be resolved against the drafting party shall not be employed in the
interpretation of this Agreement to favor either party against the other.

         19.     Governing Law.  This Agreement and the rights and duties of
the parties hereunder shall be governed for all purposes by the law of the
State of Texas and the law of the United States applicable to transactions
within said State.




                                    - 9 -
<PAGE>   10
         20.     Successors and Assigns.  The terms and provisions hereof shall
be binding upon and inure to the benefit of the parties hereto, their heirs,
personal representatives, successors and assigns.

         21.     Paragraph Headings.  The paragraph headings set forth in this
Agreement are for the convenience of the parties only, and shall in no way
enlarge or limit the scope or meaning of the various and several paragraphs in
this Agreement.

         IN WITNESS WHEREOF, this Agreement is executed on the dates of
acknowledgment below but is effective as of the date first above written.

                                   BORROWER:

                                   KOONTZ/McCOMBS 1, LTD., 
                                   a Texas limited partnership

                                   By Koontz/McCombs, LLC, a Texas 
                                      limited liability company, 
                                      General Partner


                                      By: /s/ Bart Koontz                    
                                         ------------------------------------
                                         Name: Bart Koontz                   
                                              -------------------------------
                                         Title:  President                   
                                               ------------------------------

                                   MAKER:

                                   SOLO SERVE CORPORATION, a 
                                   Delaware corporation


                                   By: /s/ Ross E. Bacon                     
                                      ---------------------------------------
                                      Name: Ross E. Bacon                    
                                           ----------------------------------
                                      Title: Executive Vice President        
                                            ---------------------------------

                                   INDEMNITORS:

                                   KOONTZ/McCOMBS, LLC, a 
                                   Texas limited liability company


                                   By: /s/ Bart C. Koontz                    
                                      ---------------------------------------
                                      Name: Bart C. Koontz                   
                                           ----------------------------------
                                      Title: President                       
                                            ---------------------------------





                                   /s/ Bart C. Koontz                        
                                   ------------------------------------------
                                   BART C. KOONTZ




                                   - 10 -
<PAGE>   11
                                   LENDER:

                                   NATIONWIDE LIFE INSURANCE COMPANY, 
                                   an Ohio corporation


                                   By: /s/ Robert H. McNaughton               
                                      ----------------------------------------
                                      Name: Robert H. McNaughton              
                                           -----------------------------------
                                      Title: Vice President                   
                                            ----------------------------------


                                   EMPLOYERS LIFE INSURANCE COMPANY OF 
                                   WAUSAU, a Wisconsin corporation


                                   By: /s/ Robert H. McNaughton               
                                      ----------------------------------------
                                      Name: Robert H. McNaughton              
                                           -----------------------------------
                                      Title:  Vice President                  
                                            ----------------------------------



<PAGE>   1
                                                                    EXHIBIT 23.1





                                      
                       Consent of Independent Auditors
                                      


We consent to the incorporation by reference in the Registration Statement (Form
S-8, No. 33-99670) pertaining to the 1995 Stock Incentive Plan of Solo Serve
Corporation of our reports dated April 10, 1998, with respect to the financial
statements and schedule of Solo Serve Corporation included in the Annual Report
(Form 10-K) for the year ended January 31, 1998.




                                                     ERNST & YOUNG LLP

San Antonio, Texas
April 10, 1998


<PAGE>   1
                                                                    Exhibit 23.2

                       CONSENT OF INDEPENDENT ACCOUNTANTS


We hereby consent to the incorporation by reference in each of the Registration
Statements of Solo Serve Corporation on Forms S-8 (Nos. 33-99666 and 33-99670)
filed on November 20, 1995, of our report dated May 14, 1997 appearing on Page
F-2A of this Annual Report on Form 10-K. We also consent to the incorporation of
our report on the Financial Statement Schedule, which appears on page S-2 of
this Form 10-K.




PRICE WATERHOUSE LLP

San Antonio, Texas
April 29, 1998

<TABLE> <S> <C>

<ARTICLE> 5
<LEGEND>
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM THE
FINANCIAL STATEMENTS OF THE REGISTRANT SET FORTH IN THE REGISTRANT'S ANNUAL
REPORT ON FORM 10-K FOR THE FISCAL YEAR ENDED 01-31-98 AND IS QUALIFIED IN ITS
ENTIRETY BY REFERENCE TO SUCH REPORT.
</LEGEND>
       
<S>                             <C>
<PERIOD-TYPE>                   YEAR
<FISCAL-YEAR-END>                          JAN-31-1998
<PERIOD-END>                               JAN-31-1998
<CASH>                                       1,042,357
<SECURITIES>                                         0
<RECEIVABLES>                                        0
<ALLOWANCES>                                         0
<INVENTORY>                                 12,030,628
<CURRENT-ASSETS>                            14,485,899
<PP&E>                                      11,897,807
<DEPRECIATION>                                       0
<TOTAL-ASSETS>                              26,383,706
<CURRENT-LIABILITIES>                       14,765,894
<BONDS>                                     13,840,959
                                0
                                     13,889
<COMMON>                                        28,562
<OTHER-SE>                                 (2,265,598)
<TOTAL-LIABILITY-AND-EQUITY>                26,383,706
<SALES>                                     82,045,778
<TOTAL-REVENUES>                            82,045,778
<CGS>                                       57,302,606
<TOTAL-COSTS>                               57,302,606
<OTHER-EXPENSES>                            29,098,701
<LOSS-PROVISION>                                     0
<INTEREST-EXPENSE>                           1,933,853
<INCOME-PRETAX>                            (6,289,382)
<INCOME-TAX>                                         0
<INCOME-CONTINUING>                        (6,289,382)
<DISCONTINUED>                                       0
<EXTRAORDINARY>                              (266,343)
<CHANGES>                                            0
<NET-INCOME>                               (6,555,725)
<EPS-PRIMARY>                                   (2.30)
<EPS-DILUTED>                                   (2.30)
        

</TABLE>


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