Document:

<PAGE>

EXHIBIT 10.5 STOCK PURCHASE AGREEMENT

                            STOCK PURCHASE AGREEMENT

                  THIS AGREEMENT is made and entered into effective as of the
         ____ day of August, 2002 (the "Effective Date"), by and between,
         Michael Bell ("Bell"), Encore Acquisition Corporation (the
         "Corporation").

                                    RECITALS

         The Corporation desires to issue to Bell, 20,000 shares (the "Shares")
of the capital stock of the Corporation, which Shares represent twenty percent
(20%) of the shares of capital stock of the Corporation authorized, issued and
outstanding as of the closing of the acquisition of the assets of Encore
Software, Inc., subject to this Agreement.

         Bell desires to receive and hold the Shares subject to this Agreement.

         All Parties believe it to be in their best interests to provide for the
orderly future disposition of the Shares if certain contingencies occur.

         NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, the parties agree as follows:

1. Transfer of Interest in the Shares.

         1.1 Shares. The Corporation hereby agrees to issue to Bell all right,
title, and interest in and to the Shares effective as of the Effective Date on
the terms set forth herein and in conjunction therewith agrees to execute and
deliver to Bell a stock certificate in the form of Exhibit 1.1 hereto effective
as of the Effective Date and to cause such issuance to be recorded on the books
of the Corporation effective as of the Effective Date.

2. Consideration for the Shares.

         2.1 Shares. In consideration for transfer of the Shares, Bell agrees to
pay to the Corporation a total of Five Hundred and no/100 Dollars ($500.00), in
cash.

         2.2 Execution of Other Documents. As further consideration and an
inducement to the Corporation to execute this Agreement, Bell agrees to execute
and deliver the following documents and to be bound by their respective terms:

                  2.2.1 The Encore Acquisition Corporation Stock Buy and Sell
         Agreement in the form attached hereto as Exhibit 2.2.1, and

<PAGE>

3. Representations of Subscriber: Bell hereby acknowledges, warrants, represents
and covenants as follows:

         3.1 General:

                  3.1.1 Has been given access to full and complete information
         regarding the Company (including the opportunity to meet with Company
         officers and review all documents as Bell may have requested in
         writing); has utilized such access to Bell's satisfaction for the
         purpose of obtaining information and has attended or been given
         reasonable opportunity to attend a meeting with representatives of the
         Company for the purpose of asking questions of, and receiving answers
         from, such representatives concerning the terms and conditions of the
         offering of the Shares and to obtain any additional information, to the
         extent reasonably available, necessary to verify the accuracy of
         information provided in the Memorandum.

                  3.1.2 Bell's legal name is:_________________________________

                  3.1.3 Bell is a bona fide resident of (or, if an entity, is
         organized or incorporated under the laws of, and is domiciled in) the
         State of (INSERT NAME OF STATE)________________________.

                  3.1.4 Bell's Citizenship is : (Country) o USA o
         Other:___________

                  3.1.5 Bell's Mailing Address is:

                           Street: ________________________
                           City: _________________________
                           State: _________________________
                           Zip: __________________________

                  3.1.6 Bell's Phone Number is: _______________________________

                  3.1.7 Bell's Social Security or Tax Identification No. is:
         ___________

                  3.1.8 The Shares are being purchased by Bell in Bell's name
         solely for Bell's own beneficial interest and not as nominee for, on
         behalf of, for the beneficial interest transfer to, any other person,
         trust, or organization.

                  3.1.9 Bell acknowledges that an investment in the Company is a
         speculative investment involving a high degree of risk including, but
         not limited to the reasons described in the Memorandum and is suitable
         only for persons who can afford to lose their entire investment.

                  3.1.10 Bell realizes that Bell will experience substantial
         dilution in the per share value of the Shares purchased by Bell
         immediately upon purchase.

<PAGE>

                  3.1.11 Bell has, either alone or with the assistance of its
         professional advisor, sufficient knowledge and experience in financial
         and business matters that Bell believes Bell is capable of evaluating
         the merits and risks of the prospective investment in the Shares.

                  3.1.12 Bell has obtained, to the extent Bell deems necessary,
         professional advice with respect to the risks inherent in an investment
         in the Shares, the suitability of the investment in light of Bell's
         financial condition and investment needs, and legal, tax and accounting
         matters.

                  3.1.13 Bell has been given the opportunity to discuss all
         material aspects of this transaction with representatives of The
         Company and any questions asked have been answered to Bell's full
         satisfaction.

                  3.1.14 Bell recognizes that the purchase of the Shares is a
         long-term investment, that, absent registration, transferability and
         sale of the Shares are restricted in many ways, and that Bell could
         sustain a total loss of Bell's investment.

                  3.1.15 Bell can bear the economic risk of an investment in the
         Shares for an indefinite period of time, can afford to sustain a
         complete loss of such investment, has no need for liquidity in
         connection with an investment in the Shares, and can afford to hold the
         Shares indefinitely.

                  3.1.16 Bell o has/o has not (check one) used the services of a
         purchaser representative in connection with this investment. If I have
         used a purchaser representative Bell has received a fully completed and
         executed Purchaser Representative Questionnaire.

                  3.1.17 It is Bell's intention to acquire and hold the Common
         Stock for Bell's own account for investment purposes and not with a
         view to resale in connection with any distribution thereof.

                  3.1.18 Bell has no contract, undertaking, agreement or
         arrangement with any person or company to sell the Shares to any such
         person or company or to have any such person or company sell the Shares
         on Bell's behalf.

                  3.1.19 Bell is not aware of any occurrence, event, or
         circumstance upon the happening of which Bell intends to sell the
         Shares, and Bell does not have any present intention to sell the Shares
         after a lapse of any particular period of time.

                  3.1.20 Bell has been informed that in the view of the United
         States Securities and Exchange Commission ("SEC") and state securities
         commissions, a purchase now with an intent to resell, by reason of any
         foreseeable specific contingency or anticipated change in market
         values, or any change in the condition of the Company, or that of the
         industry, or in connection with a contemplated liquidation or
         settlement of any loan obtained for the acquisition of the Shares,
         would represent a purchase with an intent inconsistent with the
         representations set forth above, and that the SEC, and state securities

<PAGE>

         commissions might regard such resale as a deferred sale with regard to
         which an exemption from registration is not available.

                  3.1.21 Bell is experienced and knowledgeable in financial and
         business matters, capable of evaluating the merits and risks of
         investing in the Shares, and does not need or desire the assistance of
         a knowledgeable representative to aid in the evaluation of such risks
         (or, in the alternative, has a knowledgeable representative who such
         investor intends to use in connection with a decision as to whether to
         purchase the Shares and who together with such investor has such
         knowledge and experience in financial and business matters that they
         are together capable of evaluating the merits and risks of investing in
         the Shares).

                  3.1.22 Bell believes that the investment in the Shares is
         suitable for Bell based upon Bell's investment objectives and financial
         needs, and Bell has adequate means to provide for Bell's current
         financial needs and personal/business contingencies and has no need for
         liquidity of investment with respect to the Shares.

         3.2 Accredited Investor Status.

                  3.2.1 Bell acknowledges that the Company is offering the Units
         only to Accredited Investors as defined in Rule 501(a) of Regulation D
         under the Securities Act of 1933, as amended (the "Act").

                  3.2.2 Bell ois/ois not (check one) an "Accredited Investor".
         This representation is based on the following (check one or more, as
         applicable):

                           3.2.2.1 Bell has a net worth, or a joint net worth
                  together with my spouse, in excess of $1,000,000. [In
                  calculating net worth, you may include equity in personal
                  property and real estate, including your principal residence,
                  cash, short-term investments, stock and securities. Equity in
                  personal property and real estate should be based on the fair
                  market value of such property minus debt secured by such
                  property].

                           3.2.2.2 Bell is and individual with an individual
                  income in excess of $200,000 in each of the prior two years
                  and reasonably expects an income in excess of $200,000 in the
                  current year;

                           3.2.2.3 Bell is an individual (not a partnership,
                  corporation, etc.) who, with his or her spouse, had joint
                  income in excess of $300,000 in each of the prior two years
                  and reasonably expects joint income in excess of $300,000 in
                  the current year.

                           3.2.2.4 Bell is a director or executive officer of
                  the Company.

                           3.2.2.5 Bell, if other than an individual, is an
                  entity all of whose equity owners meet one of the tests set
                  forth above (if relying on this category alone, each equity
                  owner must complete a separate copy of this Agreement).

<PAGE>

                           3.2.2.6 Bell (or, in the case of a trust, Bell
                  trustee) is a bank or savings and loan association as defined
                  in Sections (a)(2) and 3(a)(5)(A), respectively, of the Act
                  acting either in its individual or fiduciary capacity.

                           3.2.2.7 Bell is an insurance company as defined in
                  Section 2(13) of the Act.

                           3.2.2.8 Bell is an investment company registered
                  under the Investment Company Act of 1940 or a business
                  development company as defined in Section 2(a)(48) of that
                  Act.

                           3.2.2.9 Bell is a Small Business Investment Company
                  licensed by the U.S. Small Business Administration under
                  Section 301(c) or (d) of the Small Business Investment Act of
                  1958. 3.2.2.10 o Bell is an employee benefit plan within the
                  meaning of Title I of the Employee Retirement Income Security
                  Act of 1974 ("ERISA") and either (check one or more, as
                  applicable):

                           a.       the investment decision is made by a plan
                                    fiduciary, as defined in Section 3(21) of
                                    ERISA, which is either a bank, savings and
                                    loan association, insurance company, or
                                    registered investment adviser; or

                           b.       the employee benefit plan has total assets
                                    in excess of $5,000,000; or

                           c.       the plan is a self-directed plan with
                                    investment decisions made solely by persons
                                    who are "Accredited Investors" as defined
                                    under the Act.

                           3.2.2.11 Bell is a private business development
                  company as defined in Section 202(a)(22) of the Investment
                  Advisers Act of 1940.

                           3.2.2.12 Bell has total assets in excess of
                  $5,000,000, was not formed for the specific purpose of
                  acquiring shares of the Company and is one or more of the
                  following (check one or more, as appropriate):

                           a.       an organization described in Section
                                    501(c)(3) of the Internal Revenue Code; or

                           b.       a corporation; or

                           c.       a Massachusetts or similar business trust;
                                    or

                           d.       a partnership.

<PAGE>

                           3.2.2.13 Bell is a trust with total assets exceeding
                  $5,000,000 which was not formed for the specific purpose of
                  acquiring shares of the Company and whose purchase is directed
                  by a person who has such knowledge and experience in financial
                  and business matters that he is capable of evaluating the
                  merits and risks of the investment in the Shares.

                           3.2.2.14 Other._______________________________

         3.3 Restricted Nature of Securities Acquired.

                  3.3.1 Bell understands that the Shares to be issued have not
         been registered under the Act, or under applicable state securities
         acts, on the grounds that the Shares are being issued in a transaction
         involving a limited group of knowledgeable investors fully familiar
         with the affairs and proposed operations of the Company and not
         involving a public offering and that, consequently, such transaction is
         exempt from registration under the Act and the state securities acts.

                  3.3.2 In that regard, Bell understands that the Shares may not
         be sold, transferred or otherwise disposed of except pursuant to an
         effective registration statement or appropriate exemption from
         registration under the foregoing securities acts and, as a result,
         absent registration, it may be required to hold the Shares for an
         indefinite period of time.

                  3.3.3 Bell understands that the Company has not agreed to
         register the Shares for distribution in accordance with the provisions
         of the Act or state law, and has not agreed to comply with any
         exemption under the Act or state law for the resale of the Shares. Bell
         understands that by virtue of the rules respecting "restricted
         securities" the Shares must be held indefinitely, unless and until
         subsequently registered under the Act and/or state law or unless an
         exemption from such registration is available.

                  3.3.4 Bell acknowledges that the Company will rely on its
         representations herein as a basis for the exemption from registration.
         Accordingly, it acknowledges that the Company is not required to
         recognize any transfer of the Shares acquired by it if, in the opinion
         of counsel for the Company, such transfer would result in violation of
         any federal or state law regarding the offering or sale of securities.

                  3.3.5 Bell agrees to indemnify, the Company for and from any
         claim, liability, cost or expense, including reasonable attorneys'
         fees, arising from any unlawful sale by Bell or offer by Bell to sell
         or transfer any of the shares subscribed for hereby.

                  3.3.6 Bell acknowledges that Bell may be deemed an "affiliate"
         of the Company within the meaning of Rule 144 ("Rule 144") promulgated
         under the Act, although nothing contained herein should be construed as
         an admission of such fact.

                  3.3.7 If in fact Bell were an affiliate under Rule 144, Bell's
         ability to sell, assign or transfer the Shares may be restricted unless
         such transaction is registered under the Act or an exemption from such
         registration is available.

<PAGE>

                  3.3.8 Bell understands that such exemptions are limited and
         Bell has obtained advice of counsel as to the nature and conditions of
         such exemptions, including information with respect to the
         applicability to the sale of such securities of Rule 144.

                  3.3.9 Bell further represents to and covenants with the
         Company that Bell will not sell, assign or transfer any of the Shares
         except (i) pursuant to an effective registration statement under the
         Act, (ii) pursuant to Rule 144, or (iii) in a transaction which, in the
         opinion of independent counsel reasonably satisfactory to The Company
         or as described in a "no-action" or interpretive letter from the Staff
         of the SEC, is not required to be registered under the Act.

         3.4 Legend on Certificates to be Issued. Bell understands and
acknowledges that the stock certificate representing the Shares to be issued
pursuant to this Agreement will contain substantially the following legend and
such other legends as may be required by the :

                  "The Common Stock represented by this Certificate has not been
         registered under the Securities Act of 1933, as amended, or any state
         Blue Sky law. Such Common Stock has been acquired by the registered
         holder hereof for his or her own account for investment purposes and
         may not be sold, transferred or otherwise disposed of for value, except
         pursuant to registration under all applicable securities laws or the
         receipt by The Company of an opinion of counsel, satisfactory in form
         and substance to The Company, that registration is not required under
         such securities laws.

         3.5 Investment Decision. Bell has carefully read this letter agreement
and has discussed its requirements and other applicable limitations upon Bell's
abilities to offer to sell, transfer or otherwise dispose of Shares, to the
extent Bell felt necessary, with Bell's counsel or counsel for Company. Bell
further acknowledges that Bell has determined that an investment in the Shares
is appropriate for Bell, in view of Bell's overall financial condition.

         4. General.

         4.1 Benefit. This Agreement shall bind and, except as otherwise stated
herein, shall inure to the benefit of the parties hereto, their successors,
assigns, heirs and legal representatives, as the case may be.

         4.2 Notices. Any and all notices provided for in this Agreement shall
be in writing and sent, by prepaid registered or certified mail, to the
respective party's address. Any party hereto may change its address by notice to
the other party given as set forth above. Any notice and any payment due
hereunder shall be deemed given or paid, as the case may be, when mailed as set
forth above.

         4.3 Amendment. This Agreement may be altered, amended or terminated
only by a writing signed by Bell and the Corporation, or their appointed
representatives.

<PAGE>

         4.4 Remedy. The Parties hereby acknowledge that monetary damages would
be an inappropriate remedy for any violation of the terms of this Agreement, and
hereby agree that specific performance shall be the sole remedy for any
violation hereunder.

         4.5 Construction. This Agreement shall be governed by and construed
according to the laws of the State of Minnesota without regard to the laws of
the State of Minnesota regarding choice of laws.

         4.6 Severability. If any provision of this Agreement is held to be
unlawful or unenforceable in any respect by a court of competent jurisdiction,
such provision shall be severed and shall not affect the validity or
enforceability of the remaining provisions. Further, if any provision of this
Agreement is held to be over broad, such provision shall be deemed amended to
narrow the application to the extent necessary to render the provision
enforceable according to applicable law.

         4.7 Counterparts. This Agreement may be executed in any number of
counterparts, each of which shall be deemed an original, but all of which shall
constitute one and the same instrument.

         4.8 Attorneys Fees. In the event that any dispute between the parties
concerning this Agreement leads to legal action, the "Prevailing Party" shall be
entitled to reimbursement by the other party for all its costs and expenses
incurred in such action, including, without limitation, such party's reasonable
attorneys' fees. For purposes hereof, the "Prevailing Party" under any judgment
shall be (i) the paying party if the amount that party is ordered to pay is less
than or equal to the amount it offered in any settlement negotiations, or (ii)
the paid party if the amount that party receives is more than it offered in any
settlement negotiations.

              IN WITNESS WHEREOF, the parties hereto have executed this
     Agreement effective as on the date first above stated.

                                             Encore Acquisition Corporation

                                             By:
                                                --------------------------------
                                             Address: 7400  49th Avenue North
                                                      --------------------------
                                                      New Hope, MN   55428
                                                      --------------------------
                                             Dated:
                                                      --------------------------

                                             Michael Bell
                                             Address:
                                                     ---------------------------
                                               Dated:
                                                     ---------------------------
<PAGE>

                                                                     EXHIBIT 1.1

                                STOCK CERTIFICATE

<PAGE>

                                  EXHIBIT 2.2.1
           Encore Acquisition Corporation Stock Buy and Sell Agreement<PAGE>

                                                            EXHIBIT NO.  10.10.1

                                 AMENDMENT NO. 1

        This Amendment is entered into this____________________________________
day of_______________________, 2002, between Airport One Limited Partnership, a
Minnesota limited partnership ("Landlord") and Navarre Corporation, a Minnesota
corporation ("Tenant").
                                   WITNESSETH:

        In consideration of One Dollar ($1.00) and other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, the
parties hereby amend that certain Standard Commercial Lease dated March 30, 2000
(the "Lease"), between Landlord and Tenant, as follows:

        1.        Section 1.3 is amended to confirm that Tenant has exercised
its first renewal term, and that the first renewal term commences April 1, 2002,
and ends March 31, 2004, unless sooner terminated or further extended in
accordance with the Lease.

        2.        Except as set forth above, the terms and conditions of the
Lease shall continue, and the parties hereto reaffirm and acknowledge the terms
and conditions of the Lease.

LANDLORD                                             TENANT
AIRPORT ONE LIMITED PARTNERSHIP                      NAVARRE CORPORATION
By:                                                  By:
    ---------------------------                          ----------------------
         Its General Partner                         Its:
                                                          ---------------------

Date:                                                Date:
      -------------------------                            --------------------

<PAGE>

                            SECOND AMENDMENT TO LEASE

        THIS SECOND AMENDMENT TO LEASE is made on December 21, 2001, by SUNLITE
III, LLP, a Minnesota limited liability partnership ("Landlord"), and Navarre
Corporation, a Minnesota corporation ("Tenant").

                                    RECITALS:

A. On or about April 22, 1999, Landlord and Tenant entered into a lease (the
"Lease") of certain real property and improvements located at 6601 Parkway
Circle, Brooklyn Center, Minnesota (the "Premises"), for a term of three years
and eight months, beginning on May 1, 1999, and continuing to December 31, 2002.

B. On or about December 15, 2000, Landlord entered into an amendment to lease
(the "First Amendment to Lease"), granting to Tenant an option to extend the
term of the Lease for five additional years.

        C.        Landlord and Tenant desire to modify the terms of said option,
 as more fully described below.

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged, the parties agree as follows:

        1.        The defined terms used in the Lease shall have the same
meanings when used herein.

2. The initial term of the Lease is hereby extended for one additional year,
beginning January 1, 2003, and continuing to December 31, 2003. The Base Rent
for the Premises during said period shall be the annual sum of $425,681.28,
which is approximately $5.76 per square foot on a blended rate and which shall
be payable in equal monthly installments of $35,473.44.

3.       Subparagraph F of paragraph 2 of the Lease, which was added by the
First Amendment to Lease, is hereby restated in its entirety as follows:

                                    F. OPTION

        In consideration of the payment of $32,640.49 by Tenant to Landlord, the
receipt of which is hereby acknowledged, Landlord hereby grants to Tenant an
option to extend the term of the Lease for five years beyond the initial term of
the Lease, which extends to December 31, 2003.

<PAGE>

        If Tenant desires to exercise this option, on or before December 31,
2002, Tenant shall give Landlord written notice thereof pursuant to paragraph 19
of the Lease.

If Tenant fails to give Landlord such notice on or before December 31, 2002,
this option shall expire and Landlord shall retain the $32,640.49 cost of the
option and any interest earned thereon.

        If Tenant timely exercises its option, Landlord shall apply the
$32,640.49 cost of the option, without interest, to Tenant's future rents or
refund said sum to Tenant, at Landlord's option.

If Tenant exercises this option, the five-year extension of the Lease shall
commence on January 1 2004, and Base Rent shall be payable as follows:

        (a)     During the first year of the extended term (January 1, 2004,
                through December 31, 2004), Tenant shall annually pay Landlord
                the sum of $438,244.79, which is approximately $5.93 per square
                foot on a blended rate and which shall be payable in equal
                monthly installments of $36,520.40.

        (b)     During the second year of the extended term (January 1, 2005,
                through December 31, 2005), Tenant shall annually pay Landlord
                the sum of $451,547.33, which is approximately $6.11 per square
                foot on a blended rate and which shall be payable in equal
                monthly installments of $37,628.94.

        (c)    During the third year of the extended term (January 1, 2006
               through December 31, 2006), Tenant shall annually pay Landlord
               the sum of $464,849.87, which is approximately $6.29 per square
               foot on a blended rate and which shall be payable in equal
               monthly installments of $38,737.49.

        (d)    During the fourth year of the extended term (January 1, 2007,
               through December 31, 2007), Tenant shall annually pay Landlord
               the sum of $478,891.44, which is approximately $6.48 per square
               feet on a blended rate and which shall be payable in equal
               monthly installments of $39,907.62.

        (e)    During the fifth and final year of the extended term (January 1,
               2008, through December 31, 2008), Tenant shall annually pay
               Landlord the sum of $492,933.01, which is approximately $6.67 per
               square foot on a blended rate and which shall be payable in equal
               monthly installments of $41,077.75.

<PAGE>

        (f)    Beginning with the first. year of the extended term, which begins
               January 1, 2004, the Security Deposit of $32,640.49 referred to
               on page one of the Lease shall increase to $35,473.44. The
               increase of $2,832.95 is due and payable on January 1, 2004.

4.      All  monthly  installments  of Base Rent shall be payable in  advance,
on or before the first day of each and every month.

5.      Except as herein  modified,  the Lease,  as amended by the First
Amendment to Lease, is hereby ratified and shall remain in full force and
effect.

LANDLORD                                    TENANT

SUNLITE III, LLP                            NAVARRE CORPORATION

-------------------------------------       Name:
                                                  -----------------------
Gerald P. Steffens                          Title:
A Partner                                          ----------------------

-------------------------------------       Name:
                                                  -----------------------
David L. Steffens                           Title:
A Partner                                          ----------------------

<PAGE>

                            THIRD AMENDMENT TO LEASE

        THIS THIRD AMENDMENT TO LEASE is made on February 28, 2003, by SUNLITE
III, LLP, a Minnesota limited liability partnership ("Landlord"), and Navarre
Corporation, a Minnesota corporation ("Tenant").

                                    RECITALS:

        A. On or about April 22, 1999, Landlord and Tenant entered into a lease
(the "Lease") of certain real property and improvements located at 6601 Parkway
Circle, Brooklyn Center, Minnesota (the "Premises"), for a term of three years
and eight months, beginning on May l, 1999, and continuing to December 31, 2002.

        B. On or about December 15, 2000, Landlord entered into an amendment to
lease (the "First Amendment to Lease"), granting to Tenant an option to extend
the term of the Lease for five additional years.

        C. On or about  December  21,  2001,  Landlord  and Tenant  entered into
an amendment to lease (the "Second Amendment to Lease"), pursuant to which the
initial term of the Lease was extended and Tenant was granted a new option to
further extend the term of the. Lease. -

        D. Landlord and Tenant desire to modify the terms of the Lease, as more
fully described below.

        NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties agree as follows:

        1. The defined terms used in the Lease shall have the same meanings when
 used herein.

        2. The expiration of the term of the Lease is hereby extended from
December 31, 2003, to February 28, 2005. The monthly. Base Rent for the Premises
during the extended term shall be $35,473.44. All monthly installments of Base
Rent shall be payable in advance, on or before the first day of each and every
month.

        3. Tenant shall have the right to terminate this Lease early by giving
Landlord twelve months' written notice thereof pursuant to paragraph 19 of the
Lease.

        4. Landlord and Tenant acknowledge and agree that neither of the options
contained in the First or Second Amendments to Lease was exercised by Tenant,
and that said options are null and void.

        5. Except as herein modified, the Lease, as amended by the First and
Second Amendments to Lease, is hereby ratified and shall remain in full force
and effect.

LANDLORD                                 TENANT

SUNLITE III, LLP                         NAVARRE CORPORATION

------------------------------------     ----------------------------------
Gerald P. Steffens                       Name:
                                              -----------------------------

<PAGE>

A Partner                                Title:
                                               ----------------------------

------------------------------------           ----------------------------
David L. Steffens                        Name:
A Partner                                      ----------------------------
                                         Title:
                                               ----------------------------

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