Document:

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                                                                    EXHIBIT 10.8

                       SECOND AMENDMENT OF LEASE AGREEMENT

         THIS SECOND AMENDMENT TO LEASE AGREEMENT (this "Second Amendment") is
entered into and effective as of the 22nd day of January, 2004, by and among
LESLIE CAREY, TRUSTEE, of the WESTBOROUGH LAND REALTY TRUST, u/d/t dated May 29,
1997, and recorded with the Worcester County Registry of Deeds in Book 18882,
Page 317 (the "Trust" and "Landlord"), and APPLIX, INC., a Massachusetts
Corporation with a principal place of business at 289-291 Turnpike Road,
Westborough, MA 01581 ("Applix" and "Tenant").

         Reference is hereby made to a certain lease agreement dated January 23,
2001, as amended by that certain First Amendment of Lease Agreement (the "First
Amendment") dated December 31, 2003 (collectively, the "Lease") by and between
the Trust, as Landlord and Applix, as Tenant under which Applix is currently
leasing a total of approximately 41,813 rentable square feet of the building
located at 289-291 Turnpike Road (the "Building");

         WHEREAS, the above current rentable square footage of the Premises has
been arrived at as a result of Tenant's returning to Landlord pursuant to the
First Amendment approximately 8,107+/- rentable square feet of space from the
approximately 49,920+/- rentable square feet of space originally leased by
Tenant in the Building; and

         WHEREAS, Landlord and Tenant wish to further amend the Lease effective
February 1, 2004, and to put into effect new lease terms, including a further
reduced premises and a reduced rent;

         NOW, THEREFORE, for good and valuable consideration this day paid each
other, the receipt and sufficiency of which are hereby acknowledged, and in
consideration of the mutual covenants contained herein, the parties mutually
agree as follows:

         (1)      Subject to Paragraph 3 hereinbelow, the Trust and Applix agree
to amend the Lease as follows, such amendments and revisions to become effective
February 1, 2004 (the "Effective Date"):

                  (A)      Section 1.1(d) and Article 2 of the Lease shall be
amended as follows:

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                           The Premises shall be deemed to refer to that portion
                           of the Building consisting of the entirety of the
                           second floor (approximately 19,968 rentable square
                           feet) and approximately 4,408 rentable square feet on
                           the first floor, totaling approximately 24,376
                           rentable square feet, as shown in Exhibit A attached
                           hereto (the "Premises"). Tenant shall vacate the
                           portion or portions of the Building previously
                           occupied by Tenant under the Lease which are not
                           included in the above defined Premises (the "Old
                           Premises"), and shall have no further obligation
                           under the Lease with respect to said Old Premises.
                           Nothing contained herein shall be deemed to affect
                           any existing obligations of Tenant under a certain
                           lease dated January 8, 2004 between the Trust and
                           Bain Capital, LLC (the "Bain Lease") concerning
                           approximately 8,107 rentable square feet in the
                           Building;

                  (B)      Section 1.1(e) of the Lease shall be deleted in its
entirety and replaced with the following:

                           "Lease Term: Seven (7) Years, beginning on February
                           1, 2004";

                  (C)      Section 1.1(f) and Section 3.2 shall be deleted in
their entirety. Tenant hereby waives forever its right to so extend the Lease as
previously provided in the Extension Term;

                  (D)      Section 1.1(i) shall be deleted in its entirety and
replaced with the following:

                           "Expiration Date:11:59 p.m. on January 31, 2011";

                  (E)      Section 1.1(j) and Article 4 of the Lease shall be
amended as follows:

                           The Base Rent for the Premises for the Lease Term
                           shall be as set forth below:

                                     - 2 -
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<TABLE>
<CAPTION>
MONTHS     SQ. FEET     RATE         TOTAL
---------------------------------------------
<C>        <C>         <C>        <C>
1-60        24,376     $22.00     $536,272.00
---------------------------------------------
61-84       24,376     $24.00     $585,024.00
---------------------------------------------
</TABLE>

                  (F)      Section 1.1(k) and Article 5 of the Lease shall be
         amended as follows:

                           Tenant shall be responsible for paying only its pro
                           rata share of Additional Rent, including to the
                           extent applicable Taxes, Operating Expenses and
                           Utilities. Based upon the 24,376+/- rentable square
                           foot area of the Premises, Tenant's pro rata share
                           shall be 48.83%.

                  (G)      Section 1.1(m) and Article 25 of the Lease shall be
         amended as follows:

                           The amount of the Irrevocable Standby Letter of
                           Credit shall be reduced from $1,050,000.00 to
                           $400,000.00, and shall remain at such amount
                           throughout the Lease Term. Section 25.2 shall be
                           deleted in its entirety.

                  (H)      The following Section 2.2.1 shall be inserted into
         the Lease:

                           2.2.1 Landlord's Contribution. Provided no Event of
                           Default has occurred, Landlord agrees to reimburse to
                           Tenant up to a maximum of Sixty Six Thousand One
                           Hundred Twenty and XX/100 Dollars ($66,120.00) (the
                           "Reimbursement") towards Tenant's construction of
                           approved leasehold improvements with respect to the
                           portion of the Premises on the first floor of the
                           Building. Amounts requested under the Reimbursement
                           shall be disbursed by Landlord to Tenant within
                           fifteen (15) days of Landlord's receipt from Tenant
                           of copies of receipts or other evidence of payment
                           reasonably required by Landlord to evidence such
                           construction costs.

                  (I)      Section 4.2 shall be deleted in its entirety.

                  (J)      Section 5.4 shall be amended as follows:

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                           The phrase "Tenant shall be solely responsible for
                           any and all increases" shall be replaced with phrase
                           "Tenant shall be responsible for only its pro rata
                           share of increases" in the third line. The words "and
                           Building" shall be deleted from the phrase "operating
                           expenses for the Premises and Building" in the sixth
                           line.

                  (K)      The second sentence of Section 6.2.I shall be deleted
         in its entirety and replaced with the following: "Tenant shall pay only
         its pro rata share of secondary HVAC requirements and special interior
         HVAC requirements."

                  (L)      Article 9 shall be amended as follows:

                           The phrase "Tenant shall have the right to use for
                           its employees and invitees, the parking areas on the
                           Premises" shall be replaced with the phrase "Tenant
                           shall have the non-exclusive right to use for its
                           employees and invitees, the parking areas on the
                           Premises" in the third to last sentence of the first
                           paragraph. The phrase "as it may be extended from
                           time to time" shall be deleted from the first
                           sentence of the second paragraph.

                  (M)      Section 10(b) shall be amended by replacing the word
         "Tenant's" with the word "Landlord's" at the beginning of the last
         sentence.

                  (N)      Section 15.2 shall be amended by deleting the words
         "the Building and the Property" from the first and second lines.

                  (O)      Article 19 shall be amended by changing the notice
     address for Lenard B. Zide to the following: "Lenard B. Zide, Esquire,
     Butters Brazilian L.L.P., One Exeter Plaza Boston, Massachusetts 02116,
     TEL: (617) 367-2600, FAX: (617) 367-1363, zide@bbslawyers.com," and by
     replacing the words "Edward Terino" with the words "Milton A. Alpern."

                                     - 4 -
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                  (P)      Article 21 shall be replaced by the following:

                           "Tenant hereby warrants to Landlord that neither it
                           nor its agents or representatives have engaged or
                           contracted with any broker with respect to the
                           transaction contemplated herein, and that no brokers
                           have been involved with this Second Amendment Lease
                           Agreement except Richards Barry Joyce & Partners, 53
                           State Street, Boston, MA 02109, a duly authorized and
                           licensed Massachusetts real estate broker, whose
                           compensation shall be paid by Tenant pursuant to a
                           separate agreement; and Tenant further agrees to
                           indemnify and hold harmless Landlord from any and all
                           claims or demands for brokerage fees arising out of a
                           breach of the aforesaid warranty."

                  (Q)      The following new section 27.12 shall be inserted
         into the Lease:

                           27.12 Landlord's Termination Right. In the event
                           Landlord receives a written proposal from a bona fide
                           third-party tenant wishing to enter into a lease for
                           the Premises at a rental rate not less than $24.00
                           per rentable square foot, Landlord may terminate the
                           Lease under this Section 27.12 by giving Tenant at
                           least six (6) months' prior written notice of its
                           intent to terminate the Lease (the "Termination
                           Notice"), which notice may not be given prior to
                           January 1, 2005, and which notice shall state the
                           effective date of such proposed termination (the
                           "Termination Date"). Pursuant to the terms of this
                           Section 27.12, it is the intent of the parties hereto
                           that the earliest possible Termination Date shall not
                           be before 11:59 P.M. on June 30, 2005. Tenant shall
                           comply with all of the terms and conditions of the
                           Lease during any period between its receipt of the
                           Termination Notice and the Termination Date. In the
                           event Landlord provides Tenant with a Termination

                                     - 5 -
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                           Notice, Tenant's obligations and responsibilities
                           under the Lease shall terminate and be of no further
                           force and effect as of the Termination Date,
                           regardless of whether or not Landlord ultimately
                           leases the Premises to any other Tenant.

         (2)      Restructuring Fee. Simultaneously with the execution of this
Second Amendment, Tenant shall pay to Landlord THREE MILLION AND XX/00 DOLLARS
($3,000,000.00) to Landlord in cash or by immediately available certified, bank
cashier's or bank treasurer's check (the "Restructuring Fee"). Upon the
execution of this Amendment by both Tenant and Landlord, the Restructuring Fee
shall immediately become the property of Landlord as duly earned forever and
shall be non-refundable to Tenant under any and all circumstances.

         (3)      Security System. Landlord hereby agrees to be solely
responsible for all costs associated with any relocation, modification,
adaptation or other alteration of the existing security system for the building,
which system has been installed by and at the sole cost of Tenant. Landlord
agrees to manage and maintain such system in a good and workmanlike manner and
ensure such system's proper and effective functioning at Landlord's sole cost
and expense at all times after the Effective Date. In consideration of the costs
previously incurred by Tenant with respect to the installation and maintenance
of the system, Landlord hereby agrees to pay to Tenant TWO HUNDRED FIFTY AND
XX/00 DOLLARS ($250.00) monthly in advance on the first day of each calendar
month, commencing on the Effective Date and continuing until the final payment
is made on January 1, 2011. Landlord's obligations under this Section shall
survive any prior termination of the Lease.

         (4)      Electricity. Landlord hereby agrees that as required under
Section 6.1 of the Lease, Landlord shall at its sole cost and expense cause the
Premises to be separately metered for electricity apart from all other space in
the Building, and that such metering shall be completed on or before the
Effective Date.

         (5)      Legal Fees. Simultaneously with the execution of this Second
Amendment, Tenant shall pay to Landlord FOUR THOUSAND FOUR HUNDRED AND XX/00
DOLLARS ($4,400.00) in cash or by immediately available certified, bank
cashier's or bank treasurer's check, which sum represents Tenant's

                                     - 6 -
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contribution towards the cost of certain of Landlord's legal fees associated
with Landlord's negotiation of the Bain Lease. Landlord hereby agrees that
Tenant's payment of the above referenced sum represents the only amount owed by
Tenant with respect to any of Landlord's legal fees, and that Tenant shall not
be required to pay any additional costs associated with the negotiation or
adoption of (a) the First Amendment, (b) the Bain Lease, or (c) this Second
Amendment, except as otherwise set forth herein.

         (6)      Paragraph 4 of the First Amendment, which paragraph is
entitled "New Lease," is hereby deleted in its entirety. Notwithstanding any
provision to the contrary contained in the Lease, the First Amendment, a certain
Letter of Intent between the parties dated December 12, 2003, or this Second
Amendment, Landlord hereby acknowledges that the provisions of this Second
Amendment shall become unconditionally effective as of February 1, 2004.

         (7)      Landlord hereby acknowledges that Tenant's obligations
hereunder are and shall be expressly conditioned upon the full execution of this
Second Amendment not later than January 22, 2004.

         (8)      This Second Amendment shall be construed in accordance with
the Laws of the Commonwealth of Massachusetts, and may only be amended in a
writing signed by all the parties hereto. The invalidity of one or more of the
provisions contained herein as amended hereby shall not affect the remaining
provisions of the Lease, and if one or more of such provisions should be
declared invalid by final order, decree or judgment of a court of competent
jurisdiction, the Lease shall be construed as if such invalid provision or
provisions had not been included in the Lease.

         (9)      In the event that any provision of this Second Amendment is
inconsistent with the Lease, this Second Amendment shall control.

         (10)     Capitalized terms used but not defined herein shall have the
respective meanings assigned such terms in the Lease.

         (11)     Except as modified herein, all of the covenants, agreements,
terms and conditions of the Lease are hereby

                                     - 7 -
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ratified and confirmed and shall continue to remain unchanged and in full force
and effect.

         Executed as a sealed instrument as of the date first set forth above.

LANDLORD:                                   TENANT:
WESTBOROUGH LAND REALTY                     APPLIX, INC.
TRUST

  /s/ Leslie Carey                          By:   /s/ Milton A. Alpern
----------------------------                    --------------------------------
By: Leslie Carey, its duly                      MILTON A. ALPERN, its
authorized Trustee and not                      duly authorized Chief
individually                                    Financial Officer

                                     - 8 -
<PAGE>

                                   Exhibit "A"

                              PLAN OF NEW PREMISES

                                     - 9 -<PAGE>

                                                                   EXHIBIT 10.19

                               PURCHASE AGREEMENT

         This Purchase Agreement (the "Agreement"), dated as of February 27,
2004, is between Applix, Inc., a Massachusetts corporation (the "Company"), and
Brad Fire (the "Buyer").

         WHEREAS, the Company desires to sell and the Buyer desires to purchase
shares of common stock of the Company, $.0025 par value per share ("Applix
Common Stock"), on the terms and conditions set forth in this Agreement;

         NOW THEREFORE, in consideration of the mutual promises hereinafter set
forth and good and valuable consideration, the receipt and adequacy of which are
hereby acknowledged, the parties hereto agree as follows:

                                   SECTION I
                           PURCHASE AND SALE OF SHARES

         1.01     Sale of Shares. The Company agrees to sell, assign, transfer
and deliver to the Buyer on the Closing Date (as defined below) 328,947 shares
of Applix Common Stock (the "Shares"), and the Buyer agrees to purchase the
Shares from the Company on the Closing Date, pursuant to this Agreement.

         1.02     Purchase Price. In full consideration of the sale of the
Shares by the Company, the Buyer shall pay to the Company on the Closing Date
$4.56 per share, which represents the average of the last reported sales price
per share of Applix Common Stock on the NASDAQ SmallCap Market over the five
consecutive trading days ending on the date prior to the Closing Date, or a
total of $1,499,998.32. The purchase price shall be paid by the wire transfer of
immediately available funds to an account designated by the Company.

         1.03     Closing. The closing of the transactions contemplated by this
Agreement (the "Closing") shall take place on the date hereof (the "Closing
Date"). The Company shall deliver to the Buyer a stock certificate representing
the Shares, against payment of the aggregate purchase price in accordance with
Section 1.02 of this Agreement, as soon as practicable after the Closing, but in
no event more than one week after the Closing Date.

                                   SECTION II
                   REPRESENTATIONS AND WARRANTIES OF THE BUYER

         In order to induce the Company to sell the Shares, the Buyer represents
and warrants to the Company as follows:

         2.01     Investor Representations.

                  (a)      The Buyer is acquiring the Shares for his own account
for investment only, and not with a view to, or for sale in connection with, any
distribution of the Shares in violation of the Securities Act of 1933 (the
"Securities Act"), or any rule or regulation under the Securities Act.
<PAGE>

                  (b)      The Buyer has had adequate opportunity to obtain from
representatives of the Company such information about the Company as is
necessary for the Buyer to evaluate the merits and risks of the acquisition of
the Shares.

                  (c)      The Buyer has sufficient expertise in business and
financial matters to be able to evaluate the risks involved in the acquisition
of the Shares and to make an informed investment decision with respect to such
acquisition.

                  (d)      The Buyer understands that the Shares have not been
registered under the Securities Act and are "restricted securities" within the
meaning of Rule 144 under the Securities Act; and the Shares cannot be sold,
transferred or otherwise disposed of unless they are subsequently registered
under the Securities Act or an exemption from registration is then available.

                  (e)      A legend substantially in the following form will be
placed on the certificate(s) representing the Shares:

                  "The shares represented by this certificate have not been
                  registered under the Securities Act of 1933, as amended, and
                  may not be sold, transferred or otherwise disposed of in the
                  absence of an effective registration statement under such Act
                  or an opinion of counsel satisfactory to the corporation to
                  the effect that such registration is not required."

         2.02     Noncontravention. Subject to compliance with the applicable
requirements of the Securities Act, any applicable state securities laws and the
Securities Exchange Act of 1934, as amended (the "Exchange Act"), neither the
execution and delivery by the Buyer of this Agreement, nor the consummation by
the Buyer of the transactions contemplated hereby, will (a) require on the part
of the Buyer any filing with, or permit, authorization, consent or approval of,
any court, arbitrational tribunal, administrative agency or commission or other
governmental or regulatory authority or agency, (b) conflict with, result in
breach of, constitute (with or without due notice or lapse of time or both) a
default under, or require any notice, consent or waiver under, any contract or
instrument to which the Buyer is a party or by which he is bound or to which any
of his assets are subject, except for (i) any conflict, breach or default which
would not adversely affect the consummation of the transactions contemplated
hereby or (ii) any notice, consent or waiver the absence of which would not
adversely affect the consummation of the transactions contemplated hereby, or
(c) violate any order, writ, injunction, decree, statute, rule or regulation
applicable to the Buyer or any of his properties or assets.

         2.03     Brokers. The Buyer has no liability or obligation to pay any
fees or commissions to any broker, finder or agent with respect to the
transactions contemplated by this Agreement.

                                  SECTION III
                  REPRESENTATIONS AND WARRANTIES OF THE COMPANY

         In order to induce the Buyer to purchase the Shares, the Company
represents and warrants to the Buyer as follows:

                                       2
<PAGE>

         3.01     Organization, Qualification and Corporate Power. The Company
is a corporation duly organized, validly existing and in good standing under the
laws of the Commonwealth of Massachusetts. The Company is duly qualified to
conduct business and is in corporate good standing under the laws of each
jurisdiction in which the nature of its businesses or the ownership or leasing
of its properties requires such qualification, except where the failure to be so
qualified or in good standing would not have a material adverse effect on the
Company's business, assets, condition (financial or otherwise) or results of
operation (a "Company Material Adverse Effect"). The Company has all requisite
corporate power and authority to carry on the businesses in which it is engaged
and to own and use the properties owned and used by it. The Company has
furnished or made available to the Buyer complete and accurate copies of its
Articles of Organization and By-laws.

         3.02     Capitalization. The authorized capital stock of the Company
consists of (a) 30,000,000 shares of Applix Common Stock, of which 13,113,886
shares were issued and outstanding as of January 31, 2004, and (b) 1,000,000
shares of preferred stock, $.01 par value per share, of which no shares are
issued or outstanding. The rights and privileges of each class of the Company's
capital stock are set forth in the Company's Articles of Organization. All of
the Shares will be, when issued on the terms and conditions of this Agreement,
duly authorized, validly issued, fully paid and nonassessable and not subject to
or issued in violation of any purchase option, call option, right of first
refusal, preemptive right, subscription right or any similar right under any
provision of the Company's Articles of Organization or By-laws or any agreement
to which the Company is a party or is otherwise bound.

         3.03     Authorization of Transaction. The Company has all requisite
power and authority to execute and deliver this Agreement and to perform its
obligations hereunder. The execution and delivery by the Company of this
Agreement and the consummation by the Company of the transactions contemplated
hereby have been duly and validly authorized by all necessary corporate action
on the part of the Company. This Agreement has been duly and validly executed
and delivered by the Company and constitutes a valid and binding obligation of
the Company, enforceable against it in accordance with its terms.

         3.04     Noncontravention. Subject to compliance with the applicable
requirements of the Securities Act, any applicable state securities laws and the
Exchange Act, neither the execution and delivery by the Company of this
Agreement, nor the consummation by the Company of the transactions contemplated
hereby, will (a) conflict with or violate any provision of the Articles of
Organization or By-laws of the Company, (b) require on the part of the Company
any filing with, or permit, authorization, consent or approval of, any court,
arbitrational tribunal, administrative agency or commission or other
governmental or regulatory authority or agency, (c) conflict with, result in
breach of, constitute (with or without due notice or lapse of time or both) a
default under, or require any notice, consent or waiver under, any contract or
instrument to which the Company is a party or by which it is bound or to which
any of its assets are subject, except for (i) any conflict, breach or default
which would not adversely affect the consummation of the transactions
contemplated hereby or (ii) any notice, consent or waiver the absence of which
would not adversely affect the consummation of the transactions contemplated
hereby, or (d) violate any order, writ, injunction, decree, statute, rule or
regulation applicable to the Company of any of its properties or assets.

                                       3
<PAGE>

         3.05     Reports and Financial Statements. The Company has previously
furnished or made available to the Buyer complete and accurate copies, as
amended or supplemented, of the Company' Annual Report on Form 10-K for the
fiscal year ended December 31, 2002, as filed with the Securities and Exchange
Commission, and all other reports filed by the Company under Section 13 or
subsections (a) or (c) of Section 14 of the Exchange Act with the Securities and
Exchange Commission since March 31, 2003, each as amended to date (the "Company
Reports"). The Company Reports constitute all of the documents required to be
filed by the Company under Section 13 or subsections (a) or (c) of Section 14 of
the Exchange Act with the SEC from March 31, 2003 through the date of this
Agreement. The audited financial statements and unaudited interim financial
statements of the Company (as amended) included in the Company Reports (i)
comply as to form in all material respects with applicable accounting
requirements and the published rules and regulations of the Securities and
Exchange Commission with respect thereto, (ii) were prepared in accordance with
GAAP applied on a consistent basis throughout the periods covered thereby
(except as may be indicated therein or in the notes thereto, and in the case of
quarterly financial statements, as permitted by Form 10-Q under the Exchange
Act), and (iii) fairly present the consolidated financial condition, results of
operations and cash flows of the Company as of the respective dates thereof and
for the periods referred to therein.

         3.06     Brokers. The Company has no liability or obligation to pay any
fees or commissions to any broker, finder or agent with respect to the
transactions contemplated by this Agreement.

                                   SECTION IV
                                  MISCELLANEOUS

         4.01     Entire Agreement. This Agreement sets forth the entire
agreement of the parties with respect to the subject matter hereof and
supersedes all prior agreements between them, whether written or oral, with
respect to its subject matter.

         4.02     Governing Law. This Agreement and the rights and obligations
of the parties under it shall be governed by, and construed and enforced in
accordance with, the laws of the Commonwealth of Massachusetts, without giving
effect to the rules and principles of conflicts of laws thereof.

         4.03     Counterparts; Facsimile Execution. This Agreement may be
executed in any number of counterparts, each of which when so executed and
delivered shall be deemed an original, but all of which together shall
constitute one and the same instrument. For purposes of this Agreement, a
document (or signature page thereto) signed and transmitted by facsimile machine
or telecopier is to be treated as an original document.

                [Remainder of this page is intentionally blank.]

                                        4

<PAGE>
IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and
year first above written.

                                        APPLIX, INC.

                                        By: /s/ Milton A. Alpern
                                            ----------------------------------
                                        Name: Milton A. Alpern
                                        Title:  Chief Financial Officer

                                        /s/ Brad Fire
                                        --------------------------------------
                                        Brad Fire

                                       5

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