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                                 AWARD AGREEMENT


         WHEREAS,  Michele R.  Souder (the  "Employee")  is employed by Cardinal
Realty Services, Inc. (the "Company");

         WHEREAS,  the Company has determined that it is in the best interest of
the Company to issue 740 shares of the Company's Common Stock, without par value
(the "Shares") in lieu of cash  compensation  to be paid to the Employee  during
the Company's 1997 fiscal year;

         WHEREAS,  pursuant  to the terms of this Award  Agreement,  the Company
grants to Employee the Shares subject to the terms, conditions,  limitations and
restrictions hereinafter set forth.

         1.  Issuance  of  Shares.  The Shares to be issued  hereunder  shall be
issued in lieu of cash  compensation  otherwise  payable to Employee  during the
Company's  1997 fiscal year and shall be earned  ratably  over the course of the
Company's  1997  fiscal  year for so long as  Employee  is  entitled  to receive
regular payments of base compensation.  Pursuant to Employee's written election,
the Shares to be issued  hereunder will be issued for Employee's  benefit to The
Provident  Bank,  a state  chartered  bank  ("Trustee"),  as  trustee  under the
Company's Executive Deferred Rabbi Trust Agreement  ("Trust").  The Trustee will
hold  the  Shares  pursuant  to the  provisions  of  the  Trust  and  Employee's
beneficial  ownership of the Shares shall be subject to the terms and provisions
of the Trust as well as the Company's Executive Deferred Compensation Plan dated
as of April 18,  1996.  Once  earned,  the Shares shall be issued to Trustee for
Employee's  benefit on a quarterly  basis,  promptly  following  the end of each
calendar  quarter on  account of the  immediately  preceding  calendar  quarter.
Accordingly, so long as Employee remains in the employ of Company for the entire
calendar quarter in question, Employee will be entitled to receive 185 Shares on
account of each calendar  quarter  during the Company's 1997 fiscal year. In the
event that  Employee's  employment  with  Company or any  subsidiary  of Company
terminates  during the Company's  1997 fiscal year,  then in such event Employee
shall be entitled to that number of Shares  earned on a pro-rated  basis  during
the calendar quarter in which  termination of employment  occurs,  determined by
multiplying  the sum of 185 Shares by a fraction,  the  numerator  of which will
equal the number of calendar days during which  Employee  remained in the employ
of the Company  during such calendar  quarter and the  denominator of which will
equal the total number of calendar days comprising such calendar quarter.

         2.  Value of the  Shares.  The Shares to be issued  hereunder  shall be
valued at $20-5/8, the closing price on December 31, 1996.

         3. Withholding Taxes. The Company shall have the right to withhold cash
compensation from Employee to provide for the federal,  state,  local or foreign
tax, if any,  withholding  obligations  of the Company,  in connection  with the
issuance of the Shares.

         4. Right to Terminate Employment.  No provision of this Award Agreement
shall limit in any way whatsoever any right that the Company or a subsidiary may
otherwise have to terminate the employment of Employee at any time.




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         5.  Severability.  In the event that one or more of the  provisions  of
this Award Agreement shall be invalidated for any reason by a court of competent
jurisdiction,  any provision so invalidated shall be deemed to be separable from
the other provisions hereof, and the remaining  provisions hereof shall continue
to be valid and fully enforceable.

         6.  Governing  Law.  This Award  Agreement is made under,  and shall be
construed in accordance with, the laws of the State of Ohio.

         This Award  Agreement  is executed by the Company as of the 30th day of
June, 1997, so as to be effective as of the 1st day of January, 1997.


                                              CARDINAL REALTY SERVICES, INC.


                                              By: /s/ John B. Bartling, Jr.
                                                  -----------------------------
                                                      John B. Bartling, Jr.,
                                                      President and
                                                      Chief Executive Officer


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         The  undersigned  Employee hereby  acknowledges  receipt of an executed
original of this Award Agreement and accepts the  beneficial,  deferred right to
receive  the  Shares  covered  hereby,  subject  to  the  terms  and  conditions
hereinabove set forth.

         Employee acknowledges that she has been advised that the Shares covered
by this Agreement have not been registered  under the Securities Act of 1933, as
amended, and agrees that she will not make any disposition of such Shares unless
either (a) such Shares have been  registered  under said Act or (b) an exemption
from  the  registration  provisions  of said  Act is  applicable  to  Employee's
proposed  disposition of such Shares,  as the case may be. Employee  understands
that the  certificates  for such  Shares  may  bear a  legend  substantially  as
follows:

         The shares evidenced by this Certificate have not been registered under
         the Securities Act of 1933, as amended.  Such shares may not be sold or
         otherwise  transferred  until the same have been registered  under said
         Act or until the  Company  shall  have  received  an  opinion  of legal
         counsel  or a copy of a  letter  from  the  staff  of the  Division  of
         Corporate Finance of the Securities and Exchange Commission,  in either
         case satisfactory to the Company,  that such Shares may legally be sold
         or otherwise transferred without such registration.


                                /s/ Michele R. Souder
                                    ---------------------------
                                    MICHELE R. SOUDER
                                    Date: June 30, 1997
                                    Effective as of January 1, 1997



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