Exhibit 10.91

                              REAL ESTATE TERM NOTE

$950,000.00                                                  St. Paul, Minnesota
                                                                  March 29, 2001

1.    FOR VALUE RECEIVED, GREENMAN TECHNOLOGIES OF MINNESOTA, INC., a Minnesota
      corporation (the "Borrower"), hereby promises to pay to the order of
      BREMER BUSINESS FINANCE CORPORATION, a Minnesota corporation, its
      successors and assigns (the "Lender"), at its banking house located in St.
      Paul, Minnesota, the principal sum of NINE HUNDRED FIFTY THOUSAND and
      No/100 DOLLARS ($950,000.00), or so much thereof which has been advanced
      to or for the benefit of the Borrower as of the date hereof and hereafter
      pursuant to that certain loan agreement of even date herewith by and
      between the Lender and the Borrower ("Loan Agreement") in lawful money of
      the United States and immediately available funds, together with interest
      on the unpaid balance accruing as of the date hereof at a rate equal at
      all times to 10.75% interest beginning from the date hereof until the
      Interest Adjustment Date (as hereinafter defined), and from and after the
      Interest Adjustment Date together with interest on the unpaid balance
      accruing as of the Interest Adjustment Date and thereafter at a rate equal
      at all times to 2.25% per annum in excess of the "Reference Rate of
      Interest" (as hereinafter defined) as of the Interest Adjustment Date.
      Interest hereunder shall be computed on the basis of a year of three
      hundred sixty (360) days but charged for actual days principal is unpaid.

2.    The outstanding principal balance hereof plus interest hereon shall be
      payable in (i) fifty-nine (59) consecutive monthly installments of
      principal and interest, commencing on May 1, 2001 and continuing on the
      first (1st) day of each calendar month thereafter, and (ii) one (1) final
      installment equal to the then outstanding principal balance of this Note,
      together with accrued interest thereon, shall if not sooner paid, be due
      and payable in full on April 1, 2006 (the "Maturity Date"). On May 1, 2004
      (the "Interest Adjustment Date") the interest accruing on the Note shall
      be adjusted as set forth in paragraph 1 of this Note. The amount of each
      installment shall be calculated based on an assumed amortization of 15
      years from the date hereof (the "Amortization Date") and the Lender may,
      at its option, on the Interest Adjustment Date, using the interest rate
      then in effect, re-amortize and adjust the monthly payments due hereunder
      through the number of months then remaining until the Maturity Date. The
      term "Reference Rate of Interest" shall mean the reference rate of
      interest (or equivalent successor rate) set and announced from time to
      time by Bremer Financial Corporation as a basis for determining the rate
      of interest on commercial borrowing, whether or not the Lender makes loans
      to other customers at, above or below said base rate of interest.

3.    The outstanding principal balance of this Note may not be prepaid at any
      time during the first two years of the term. Beginning May 1, 2003 and
      thereafter, the Note may be prepaid, at the option of the Borrower, in
      whole or in part; provided, (i) Borrower must give Lender thirty (30) days
      advance written notice of a prepayment, (ii) partial prepayments may only
      be made in increments of $100,000, and (iii) then the Borrower shall pay
      the Lender a prepayment fee equal to one (1%) percent of the then
      principal balance of this Note Any payment(s) on this Note using the
      proceeds of any condemnation or insurance award or from a refinancing or
      from the sale of any collateral securing this Note (whether
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      such sale is made with or without the consent of the Lender), and any
      payment(s) made after any event of default has occurred under this Note,
      and any other payment(s) on this Note from any other source in excess of
      the principal payments scheduled pursuant to Paragraphs 2 above, shall be
      deemed a prepayment for purposes of this Paragraph 4 and Paragraph 6
      below.

4.    If any installment of principal or interest on this Note, including the
      payment required on the Maturity Date, is not paid within ten (10) days of
      the due date thereof, the Borrower shall pay to the Lender a late charge
      equal to five percent (5.0%) of the amount of such installment.

5.    All payments and prepayments shall, at the option of the Lender, be
      applied first to any costs of collection, second to any late charges,
      third to accrued interest on this Note, and lastly to principal (and, in
      the case of any prepayments, to installments of principal in the inverse
      order of their maturity).

6.    Notwithstanding anything to the contrary contained herein, if the rate of
      interest, late payment fee, prepayment penalties or any other charges or
      fees due hereunder are determined by a court of competent jurisdiction to
      be usurious, then said interest rate, fees and/or charges shall be reduced
      to the maximum amount permissible under applicable Minnesota law.

7.    Upon the occurrence of an Event of Default or at any time thereafter, the
      outstanding principal balance hereof and accrued interest and all other
      amounts due hereon shall, at the option of the Lender, become immediately
      due and payable, without notice or demand.

8.    Upon the occurrence of an Event of Default or anytime thereafter, the
      Lender shall have the right to set off any and all amounts due hereunder
      by the Borrower to the Lender against any indebtedness or obligation of
      the Lender to the Borrower.

9.    Upon the occurrence at any time of an Event of Default or at any time
      thereafter, the Borrower promises to pay all costs of collection of this
      Note, including but not limited to attorneys' fees, paid or incurred by
      the Lender on account of such collection, whether or not suit is filed
      with respect thereto and whether such cost or expense is paid or incurred,
      or to be paid or incurred, prior to or after the entry of judgment.

10.   This Note is issued pursuant to the terms of the Loan Agreement and is
      secured by, among other things, the Mortgage and the payment hereof has
      been guaranteed by the Guarantor pursuant to the Guaranty, and is entitled
      to all of the benefits provided for in each of said agreements.

11.   As used herein, the following terms shall have the meaning assigned
      thereto in the Loan Agreement: Mortgage; Event of Default; Project;
      Guarantor; and Guaranty.

12.   Demand, presentment, protest and notice of nonpayment and dishonor of this
      Note are hereby waived.

13.   This Note shall be governed by and construed in accordance with the laws
      of the State of Minnesota.

14.   Borrower hereby irrevocably submits to the jurisdiction of any Minnesota
      state court or federal court over any action or proceeding arising out of
      or relating to this Note, the Loan Agreement, the Mortgage and any
      instrument, agreement or document related thereto, and Borrower hereby
      irrevocably agrees that all claims in respect of such action or proceeding
<PAGE>

      may be heard and determined in such Minnesota state or federal court.
      Borrower hereby irrevocably waives, to the fullest extent it may
      effectively do so, the defense of an inconvenient forum to the maintenance
      of such action or proceeding. Borrower irrevocably consents to the service
      of copies of the summons and complaint and any other process which may be
      served in any such action or proceeding by the mailing by United States
      certified mail, return receipt requested, of copies of such process to
      Borrower's last known address. Borrower agrees that judgment final by
      appeal, or expiration of time to appeal without an appeal being taken, in
      any such action or proceeding shall be conclusive and may be enforced in
      any other jurisdictions by suit on the judgment or in any other manner
      provided by law. Nothing in this Paragraph shall affect the right of
      Lender to serve legal process in any other manner permitted by law or
      affect the right of Lender to bring any action or proceeding against
      Borrower or its property in the courts of any other jurisdiction to the
      extent permitted by law.

                                            GREENMAN TECHNOLOGIES
                                            OF MINNESOTA, INC.
                                            a Minnesota corporation

                                            By:
                                                --------------------------------

                                                --------------------------------
                                                Its:
                                                     ---------------------------
STATE OF ______________                 )
                                        )  ss.
COUNTY OF _______________               )

The foregoing instrument was acknowledged before me this _____ day of _______,
2001, by ___________________, the ______________ of GreenMan Technologies of
Minnesota, Inc., a Minnesota corporation and on behalf of the Corporation.

                      -------------------------------------
                                  Notary Public