**Exhibit 10.106****THIRD AMENDMENT TO LEASE**THIS THIRD AMENDMENT TO LEASE (“Third Amendment”) is made as of the 7th day ofMarch, 2006, between IRRADIO HOLDINGS, LTD., a Florida limited partnership,(“Landlord”) and SPANISH BROADCASTING SYSTEM, INC., a Florida corporation(“Tenant”).**PRELIMINARY STATEMENTS**     A. Landlord and Tenant entered into that certain Lease Agreement datedDecember 14,2000(the “Original Lease”), under which Tenant leases certainpremises known as Penthouse II, stipulated to consist of 13,953 square feet ofleasable space, and Storage Space No. 12 (“Storage Space No. 12”) (together the“Original Premises”) in the building located at 2601 South Bayshore Drive,Miami, Florida 33133 (the “Building”). The Original Lease incorporates thatcertain First Addendum to Lease, dated as of the date of the Original Lease(“First Addendum”).     B. Landlord and Tenant entered into that certain Second Addendum to Leasedated August 16, 2001 (the “Second Addendum”) for the purpose of substitutingthe provisions set forth therein with respect to storage space for theprovisions with respect to storage space set forth in the First Addendum.     C. Landlord and Tenant entered into that certain Amendment to Lease datedNovember 1,2003 (the “First Amendment”) for the purpose of expanding theOriginal Premises to include Suite 2070 in the Building, stipulated to consistof 725 rentable square feet (“Suite 2070”), and for the other purposes set forththerein.     D. Landlord and Tenant entered into that certain Second Amendment to Leasedated as of December 1,2004(the “Second Amendment”) for the purpose of extendingthe Lease Term, for the purposeof expanding Tenant’s Premises under the Lease toinclude certain Second Amendment Expansion Space, as defined therein, stipulatedto contain 33,795 rentable square feet, and for the other purposes set forththerein. The Original Lease, the First Addendum, the Second Addendum, the FirstAmendment and the Second Amendment are together referred to herein as the“Lease”. The Original Premises, Suite 2070 and the Second Amendment ExpansionSpace are together referred to herein as the “Existing Premises”, and arestipulated to consist of 48,473 square feet of leaseable area.     E. Landlord and Tenant wish to enter into this Third Amendment the purposeof expanding the Existing Premises to include Suite 2000 in the Building,stipulated to contain 9,664 leasable square feet (“Suite 2007”), and for theother purposes set forth herein.**TERMS**     **NOW, THEREFORE**, for Ten Dollars ($10.00) and for the covenants andconditions of this First Amendment, the receipt and sufficiency of which arehereby conclusively acknowledged, Landlord and Tenant agree as follows:     1. Recitals. The above recitals are true and correct and are agreed to byLandlord and Tenant as if such recitals were fully set forth herein.     2. Terms. All undefined capitalized terms herein shallhave the samemeaningsas defined in the Lease.
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     3. Suite 2000 Expansion. In accordance with the terms of Paragraph 20 ofthe Second Amendment, Tenant has given Landlord written notice that Tenant shallexpand the Second Amendment Premises to include Suite 2000 as of February6,2006.     4. Suite 2000 Fixed Minimum Annual Rent. Commencing on February6,2006,Tenant shall, in addition to the Fixed Minimum Annual Rent due under theLease, pay Fixed Minimum Annual Rent for Suite 2000 on or before the first dayof each calendar month, without notice or demand, in the amounts set forth inthe following schedule, plus sales tax thereon.             **PERIOD** **FIXED MINIMUM ANNUAL**  **FIXED MINIMUM ANNUAL**  **FIXED MINIMUM ANNUAL**   **RENT/S.F.**  **RENT**  **RENT/MONTH** 02/6/2006-10/31/2006 $34.85  $246,052.84 (8 months and 23 days) $28,065.87 11/1/2006-10/31/2007 $35.85  $346,454.40  $28,871.20 11/1/2007-10/31/2008 $36.85  $356,118.40  $29,676.53 11/1/2008-10/31/2009 $37.85  $365,782.40  $30,481.87 11/1/2009-10/31/2010 $38.85  $375,446.40  $31,287.20 11/1/2010-10/31/2011 $39.50  $381,728.00  $31,810.67 11/1/2011-10/31/2012 $40.00  $386,560.00  $32,213.33 11/1/2012-10/31/2013 $40.50  $391,392.00  $32,616.00 11/1/2013-10/31/2014 $41.00  $396,224.00  $33,018.67 11/1/2014-04/30/2015 $41.50  $401,056.00  $33,421.33      5. Proportionate Share for Suite 2000. Suite 2000 comprises 3.2871% of theBuilding. As of February 6, 2006, Paragraph H of the First Amendment shall beamended to include Suite 2000 in the calculation of Tenant’s Proportionate Sharefor the Existing Premises and, accordingly, as of February 6,2006, Tenant’sProportionate Share for the Existing Premises (including Suite 2000) shall bedeemed to be 8.2801%. Accordingly, as of February 6,2006, the terms of the Leasewith respect to Operating Expenses applicable to the Existing Premises, and theBase Year of the Existing Premises (including the adjustment of the ExistingPremises Base Year to calendar year 201 1 on November 1,2010) shall beapplicable to Suite 2000. The l i t on increases in the Controllable Portion ofOperating Expenses set forth in Paragraph 5 of the Second Amendment, measured ona square foot basis, is therefore applicable to Suite 2000.     6. Condition of Suite 2000. Tenant accepts Suite 2000 in AS-IS condition.     7. Parking. For a period expiring on February 5,2007, Tenant shall begiven the opportunity to obtain from Landlord and/or the Garage operator theright to park twenty-nine (29) additional unassigned parking spaces in theGarage under the terms set forth in Article XIV of the Original Lease.     8. Suite 2000 Furnishings. Landlord and Tenant have agreed that Tenantshall have the option to purchase the Suite 2000 Furnishings at the fair marketvalue thereof. Landlord shall, on or before March 3 1, 2006, tender writtennotice to Tenant of Landlords evaluation of the market value of the Suite 2000
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Furnishings. Tenant shall, within five (5) business days following its receiptof Landlords notice, agree to the amount set forth in Landlords notice, agreeupon another amount with Landlord, or elect not to proceed with the purchase ofthe Suite 2000 Furnishings. In the event that Landlord and Tenant do not agreeupon the purchase price of the Suite 2000 Furnishings within such five (5) dayperiod or in the event that Tenant has elected not to proceed with the purchaseof the Suite 2000 Furnishings then, within ten (10) business days following theexpiration of such five (5) business day period, Tenant shall deliver the Suite2000 Furnishings to a location determined by Landlord in Miami-Dade County.Tenant has been using the Suite 2000 Furnishings under the terms of the SecondAmendment, is fully familiar with the condition of the Suite 2000 Furnishings,and understands the Suite 2000 Furnishings is tendered by Landlord as-is,without any warranty whatsoever with respect to service ability or fitness. Inthe event that Landlord and Tenant agree upon the fair market value of the Suite2000 Furnishings, Tenant shall pay the agreed upon fair market value of theSuite 2000 Furnishings to Landlord, plus sales tax thereon, not later than five(5) business days following the date of such agreement and, upon such timelypayment, ownership of the Suite 2000 Furnishings shall be transferred fromLandlord to Tenant.     9. Second Amendment Expansion Space Fixed Minimum Annual Rent. Thefollowing schedule shall replace and supercede the schedule set forth inParagraph 11 of the Second Amendment; this substitution is being made for thepurpose of correcting a ministerial error in the first column thereof:             **PERIOD** **FIXED MINIMUM ANNUAL**  **FIXED MINIMUM ANNUAL**  **FIXED MINIMUM ANNUAL**   **RENT/S.F.**  **RENT**  **RENT/MONTH** 12/1/04-4/30/05  N/A   N/A  Abated5/1/05-4/30/06 $29.00  $980,055.00  $81,671.25 5/1/06-4/30/07 $29.50  $996,952.50  $83,079.38 5/1/07-4/30/08 $30.00  $1,013,850.00  $84,487.50 5/1/08-4/30/09 $30.50  $1,030,747.50  $85,895.63 5/1/09-4/30/10 $31.00  $1,047,645.00  $87,303.75 5/1/10-4/30/11 $31.50  $1,064,542.50  $88,711.88 5/1/11-4/30/12 $32.00  $1,081,440.00  $90,120.00 5/1/12-4/30/13 $32.50  $1,098,337.50  $91,528.13 5/1/13-4/30/14 $33.00  $1,115,235.00  $92,936.25 5/1/14-4/30/15 $33.50  $1,132,132.50  $94,344.38      10. Brokers. Landlord and Tenant each hereby warrants that they have hadno dealings with any real estate broker or agent in connection with thenegotiation of this Third Amendment other than CB Richard Ellis, Inc., which hasrepresented Landlord (“Landlords Broker”), and MK Real Estate Group, which hasrepresented Tenant (“Tenant’s Broker”). Tenant shall be responsible for thecompensation of Tenant’s Broker. Landlord and Tenant further warrent that theyknow of no other real estate broker or agent, other than that named above, whois entitled to a real estate commission in connection with this SecondAmendment, and Tenant agrees to indemnify Landlord against any claims forcommission and expenses created by such claim by any other real estate broker oragent with whom the Tenant may have dealt or communicated.
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     11. Effect of Delivery. Landlord has delivered a copy of this ThirdAmendment to Tenant for Tenant’s review only and the delivery hereof does notconstitute an offer to Tenant or an option to lease. This Second Amendment shallnot be effective until a copy executed by Landlord a i d Tenant, is returned toTenant.     12. Ratification of Lease. Unless expressly modified herein, all terms andconditions other I m s e are hereby ratified and reaffirmed in their entirety.     13. Lease in Full Force and Effect. Tenant represents, warrants andacknowledges that the Lease is unmodified, other than pursuant to the terms ofthis Third Amendment, and is in full force and effect as modified herein; thatall rent has been paid through the date hereof; that Landlord is not in defaultin the performance of any covenant, agreement or condition contained in theLease, as modified: and that tenant has no defense to the payment of any amountsdue under thc Lease, as modified.     14. Confidentiality. Landlord and tenant will maintain the confidentialityof this Third Amendment and will not divulge the economic or other terms of thisThird Amendment to any persons, other than their officers, directors, partnersor shareholders; attorneys, accountants and other professional consultants (allof which parties shall be hound by this confidentiality obligation); anygovernmental agencies; pursuant to subpoena or other legal process, or inaccordance with their legal or regulatory financial reporting requirements.(Execution page follows)
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     IN WITNESS WHEREOF, the parties have executed this Third Amendment as ofthe day and year first written above.       Signed, sealed and delivered Tenant:in the presence of:        SPANISH BROADCASTING SYSTEM, INC., aFlorida corporation       /s/ Diana Chacon