Future lease payments under the non-cancelable operating leases as of June 30, 2023 are as follows:

In January 2021, the Company entered into the WuXi Agreement, which included a dedicated manufacturing suite to be used for the Company’s cell processing manufacturing for its MusCAARTesTM trial. The Company concluded the WuXi Agreement had an embedded lease. In August 2022, the Company's dedicated suite arrangement was converted into a shared suite arrangement. The Company concluded the WuXi Agreement no longer contained an embedded lease and recognized a gain on derecognition of this lease asset and liability of $149 for the year ended December 31, 2022.