Document:

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                                                                EXHIBIT - 10.4.4

CIT Commercial Services            T: 213 613-2400
200 South Grand Avenue
Los Angeles, CA 90071

CIT logo

December 3, 2002

Mr. Manuel Marrero, CFO
Mossimo, Inc.
2016 Broadway Blvd.
Santa Monica, CA 90404

Dear Manny:

This letter will confirm our phone conversation of 12/2/02 where it was agreed
that based on the receipt of your 12/02 wire for $1,000,000.00, which will
reduce our outstanding loan balance to $1,068,537.42, CIT will release its
security interest in the personal investment account #2CT-30108 of Mossimo
Giannulli held at Merrill Lynch.

It was also agreed that we will maintain the personal guaranty of Mossimo
Giannulli individually and Mossimo Giannulli, as the sole trustee of the Mossimo
Giannulli Trust dated 1/18/95 with an adjustment in the limit cap of the
guaranty from the present $1,000,000.00 to an amount equal to fifty percent
(50%) of the outstanding debt owed to CIT.

Amendments to our legal documentation to reflect the above are in process and
will be forwarded to you for Mossimo's signature as soon as possible.

Regards,

/s/ James E. Ezemoli

James E. Ezemoli
Vice President<PAGE>

                                                                EXHIBIT - 10.5.1

                                  AMENDMENT TO
                      LICENSE AND DESIGN SERVICES AGREEMENT

         THIS AMENDED MOSSIMO LICENSE AND DESIGN SERVICES AGREEMENT (the
"Agreement") is made and entered into as of the 1 day of February, 2002, and
supercedes the Agreement made and entered into as of the _____ day of
__________, 2000 (the "Effective Date"), by and between MOSSIMO, INC., a
Delaware corporation ("Mossimo") and TARGET STORES, a division of Target
Corporation, a Minnesota corporation ("Target"). All of the terms and conditions
contained in the Agreement shall remain in full force and effect except as
expressly amended herein as follows:

1. All references to "Licensor" shall be amended to read "Mossimo, Inc." or
"Mossimo". All references to "Licensee" shall be amended to read "Target".

2. All references to "Royalty" or "Royalties" shall be amended to read "Fee" or
"Fees".

3. Paragraph B of the Agreement shall be amended to read as follows:

         "B.      Mossimo also has the right, power and authority to cause
                  Mossimo G. Giannulli ("Giannulli"), an employee, officer and
                  shareholder of Mossimo, to perform in the manner provided
                  herein in connection with the foregoing licenses."

4. A new Paragraph C of the Agreement shall be added to this Agreement, such
Paragraph to read as follows:

         "C.      Mossimo also has the right, power and authority to provide
                  Target with unique design, development and marketing services
                  in connection therewith."

5. Paragraph C shall now be Paragraph D.

6. Paragraph D shall now be Paragraph E.

7. Section 1, "Existing Licensee" shall be amended to read as follows:

         "1.      DEFINITIONS.
                  "Existing Licensee" means the licensees of the Trademarks in
                  the Territory under license agreements outstanding as of the
                  Effective Date and identified on Exhibit F hereto."

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8. Section 3.4 shall now be Section 2.3. The title and the first sentence shall
be amended to read as follows:

         "Section 2.3 ENHANCEMENT OF THE INTANGIBLE VALUE OF LICENSE. As part of
         the foregoing license grant, Mossimo shall cause Giannulli, and such of
         Mossimo's employees, as Mossimo deems appropriate, to attend and
         participate in a reasonable number of business meetings, internal
         Target meetings, planning sessions, strategy meetings and any other
         meetings related to the planning, development or promotion of the
         Exclusive Merchandise, regardless of location, as requested by Target."

9. Section 3.5 shall now be Section 2.4 EXCLUSIVE RIGHT.

10. Section 3.6 shall now be Section 2.5 MOSSIMO IDENTIFICATION. The following
shall be added to the beginning of the Section: "As part of the foregoing
license grant,..."

11. Section 3.7 shall now be Section 2.6 GIANNULLI AVAILABILITY. The following
shall be added to the beginning of the Section: "As part of the foregoing
license grant, and subject..." Furthermore, all references in Section 2.6 to
"Services" shall be amended to read as "services".

12. Section 3.8 shall now be Section 2.7 PERPETUAL RIGHT TO USE.

13. The beginning sentence in Section 3.1 shall be amended to read as follows:

         "SECTION 3.1 Mossimo shall provide Target with design, development and
         marketing services in connection with the Merchandise, including but
         not limited to, the following (collectively, the "Services"):"

         Subsection (c) of Section 3.1 shall be amended to read as follows:

         "(c) designing and developing packaging for the Merchandise;"

         Subsection (e) of Section 3.1 shall be amended to read as follows:

         "(e) upon request, working with Target vendor resources in the
         manufacturing process for the purpose of achieving conformance with
         Giannulli's design concepts;"

14. Section 3.2 shall be amended to read as follows:

         SECTION 3.2 In order to meet its obligations, and commitments
         hereunder, Mossimo shall maintain, during the Term and at its own
         expense, a design team based in the Los Angeles area properly staffed
         and equipped as Mossimo and Target mutually agree is reasonably
         required for Mossimo to meet its obligations

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         and commitments hereunder. The design team shall consist of full-time
         employees with proper experience and expertise in design and
         design-related fields."

15. The reference to "Section 5" in Section 3.3 shall be amended to read
"Section 5.2". The words "in part" are to be removed from Section 3.3.

16. The words "shall commence" in Section 4.1 shall be replaced with commenced".
The "date first set forth above" shall be replaced with "Effective Date".

17. The words "shall consist" in Section 4.2 shall be replaced with "consisted".
The "date first set forth above" shall be replaced with "Effective Date".

18. This first sentence in Section 5.1 shall be amended to read as follows:

         "SECTION 5.1 ROYALTY. During the Term, in consideration of the license
         grant pursuant to Section 2, Target shall pay to Mossimo as a royalty
         an amount equal to fifty-five percent (55%) of the greater of (a) the
         Annual Guaranteed Minimum Fee applicable to such Contract Year; or (b)
         the applicable percentage of Net Sales for such Contract Year based on
         The following schedule (the "Fee"):"

19. A new Section 5.2 shall be added to the Agreement, such Section to read as
follows:

         "SECTION 5.2 DESIGN SERVICE FEES. During the Term, in consideration of
         design Services provided by Mossimo pursuant to Section 3, Target
         shall pay to Mossimo as a design Services fee an amount equal to
         forty-five (45%) of the greater of (a) the Annual Guaranteed Minimum
         Fee applicable to such Contract Year; or (b) the Fee."

20. Section 5.2 shall now be Section 5.3.

21. Section 5.3 shall now be Section 5.4. All references to "Section 5.1" in
Section 5.4 shall now read as "Sections 5.1 and 5.2".

22. Section 5.4 shall now be Section 5.5.

23. Section 9.1(a) shall be amended to read as follows:

         "SECTION 9.1(a) Mossimo is free to enter into this Agreement to grant
         the rights herein granted, and to provide services herein described
         without violating the rights of any third party, and is not subject to
         any obligation or disability which will or might hinder or prevent the
         full completion and performance by Mossimo of all the covenants and
         conditions to be kept and performed by Mossimo hereunder;"

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24. The reference to "Section 3.8" in Section 10.4(c) shall now read as
"Section 2.7".

25. All references to "Services" in Section 12 shall be amended to read as
"services".

26. The word "Liability" in the first sentence of Section 14.3 shall be amended
to read as "liability".

27. Mossimo's address in Section 16.1 shall be amended to read as follows:

     "If to Mossimo:               Mossimo, Inc.
                                   2016 Broadway
                                   Santa Monica, CA 90404
                                   Attn: Chief Executive Officer"

         IN WITNESS WHEREOF, the Parties hereto have executed this Amendment as
of the date above written.

TARGET STORES                                MOSSIMO, INC.

By: /s/ Trish Adams                          By: /s/ Mossimo Giannulli
    ----------------------                       -------------------------
Name:                                        Name:
Title:                                       Title:<PAGE>

                                                                EXHIBIT - 10.7.1

                         FIRST AMENDMENT TO OFFICE LEASE

         This First Amendment to Office Lease ("First Amendment") is entered
into as of June 26, 2002, by and between LEXINGTON-BROADWAY PLACE, L.L.C., a
Delaware Limited liability company ("Landlord"), and MOSSIMO, INC. a Delaware
corporation ("Tenant").

                                    RECITALS:

         A. Landlord and Tenant entered into that certain Office Lease, dated as
of June 29, 2000 (the "Lease"), whereby Landlord leased to Tenant, and Tenant
leased from Landlord that certain Premises consisting of 3,080 rentable square
feet located at 2016 Broadway Boulevard, Santa Monica, California (the "Original
Premises") as designated on the Exhibit "A-X" attached hereto.

         B. Tenant and Landlord desire to further amend the Lease to add an
additional space (2018 Broadway) on the terms and conditions set forth in this
First Amendment.

                                   AGREEMENT:

         NOW, THEREFORE, in consideration of the foregoing recitals and the
conditions and the covenants hereinafter contained, and for other consideration
hereinafter set forth, the receipt and sufficiency of which are hereby
acknowledged, Landlord and Tenant hereby agree as follows.

         1. Effective December 1, 2002, Tenant shall annex approximately 2,914
rentable square feet, commonly known as 2018 Broadway ("New Premises") as
designated on the Exhibit "A-X" attached hereto. As of December 1, 2002, the
Exhibit "A", as part of the Lease dated June 29, 2000, outlining the Premises
(Exhibit "A") ("Original Premises") is hereby deleted and Exhibit "A-X" attached
hereto is substituted in its place and stead. The Original Premises and the New
Premises are indicated on the attached Exhibit "A-X" and are collectively
referred to as the Premises containing 2016 & 2018 Broadway.

         2. As of December 1, 2002, Tenant's Share of Direct Expenses for the
New Premises (2018 Broadway) shall be 4.30%. Tenant shall be billed additional
rent pursuant to Section 4 of the Lease based on this Tenant Share. The Tenant's
Share of Direct Expenses for the Original Premises (2016 Broadway) is 4.54% as
is outlined in the Lease.

         3. The Lease is hereby amended such that the term of the Lease (for the
Original Premises) is hereby extended, from and after July 31, 2003 and shall
expire upon July 31, 2005. Per this paragraph 3, the term of the New Premises
shall expire upon July 31, 2005.

         4. The Minimum Rent payable, on the Original Premises (2016 Broadway),
shall be amended to be as follows:

         -----------------------------------------------------------------------
         Period                               Rent                Rate
         ------                               ----                ----
         August 1, 2002 - July 31, 2003     $8,932.00             $2.90
         August 1, 2003 - July 31, 2004     $9,199.96
         August 1, 2004 - July 31, 2005     $9,475.96
         -----------------------------------------------------------------------

         5. The Minimum Rent payable, on the New Premises (2018 Broadway), shall
be as follows:

         -----------------------------------------------------------------------
         Period
         ------
         December 1, 2002 - July 31, 2003   $8,596.30             $2.95
         August 1, 2003 - July 31, 2004     $8,854.19
         August 1, 2004 - July 31, 2005     $9,119.82
         -----------------------------------------------------------------------

         6. TENANT IMPROVEMENTS. Tenant shall and does accept the Original
Premises (2016 Broadway) in its strictly AS-IS condition. Tenant shall accept
the New Premises (2018

<PAGE>

Broadway) in its strictly AS-IS condition. Landlord shall provide a Tenant
Improvement allowance in the amount of ten dollars ($10.00) per square foot
($29,140.00), for the New Premises (2018 Broadway), to be applied toward the
costs relating to the design and construction of the leasehold improvements
which are permanently affixed to the Premises (the "Tenant Improvements"). The
Landlord shall not be obligated to make any disbursements in excess of the
Tenant Improvement Allowance defined herein. The Landlord shall not make any
disbursements towards the Tenant Improvements prior to December 1, 2002 (the
commencement date of the New Premises - 2018 Broadway). Prior to any
disbursement by Landlord, Tenant shall make a written request for disbursement
of the Tenant Improvement Allowance, as well as supplying the Landlord with all
invoices related to the Tenant Improvements along with any applicable executed
lien releases from all of the contractor(s) and sub-contractor(s) and any other
information and documentation reasonably requested by Landlord. Tenant shall
hire its own contractor(s) to perform the improvements needed within the New
Premises (2018 Broadway). All improvements shall be done according to the City
of Santa Monica building codes.

         7. SECURITY DEPOSIT. Landlord currently has on deposit a Security
Deposit for 2016 Broadway in the amount of thirty six thousand five hundred
ninety six dollars and eighty cents ($36,596.80). This shall be the total amount
held as a Security Deposit dollars for 2016 & 2018 Broadway.

         8. PARKING. Effective December 1, 2002, Tenant shall have the right to
use six (6) reserved and/or tandem/reserved parking spaces ("Parking Spaces")
for the New Premises (2018 Broadway) as set forth on the attached Exhibit "A-X".
The Parking Spaces will be governed by all rules and regulations per Article 28
of the Lease. In addition to the Parking Spaces outlined herein, the Tenant
shall have the right to use two (2) additional Parking Spaces ("Additional
Parking Spaces"), free of charge, in a location designated by the Landlord for a
one (1) year period from December 1, 2002 through November 30, 2003. Beginning
December 1, 2003, Tenant shall continue to have the right to use two (2)
Additional Parking Spaces at the then current parking rates charged by the
Landlord.

         9. BROKERS. Landlord and Tenant acknowledge that Lee & Associates and
Beitler Commercial Realty Services are the real estate brokers or agents in
connection with the negotiations of this First Amendment.

         10. CONFLICT. In the event of any conflict between the terms of the
Lease and the terms of this First Amendment, the terms of this First Amendment
shall prevail.

         11. NO FURTHER MODIFICATION. Except as specifically set forth in this
First Amendment, all of the terms and provisions of the Lease shall remain
unmodified and in full force and effect.

         IN WITNESS WHEREOF, Landlord and Tenant have executed this Agreement as
of the day and year first above written.

"LANDLORD"                                       "TENANT"
LEXINGTON-BROADWAY                               MOSSIMO, INC.
PLACE, L.L.C.,                                   a Delaware corporation
a Delaware limited liability company

By: Lexington Commercial Holdings, Inc.,         By: /s/ Mossimo Giannulli
    a California corporation,                        --------------------------
    its Manager                                  Its: C.E.O.

       By: /s/ Alisa J. Freundlich               By:
           ---------------------------               ---------------------------
           Alisa J. Freundlich,                  Its:
           Chief Operating Officer

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