Document:

ex10_4.htm

    EXHIBIT
10.4

     

    
      Translated
from the original Mandarin

    

     

    Shanghai
Wai Gao Qiao Bonded Zone Tenancy Agreement

    

    Party A
(Landlord)  Shanghai Xin Yong Logistics
Ltd

    Party B
(Tenant)   SinoHub Electronics
Shanghai, Ltd.

    

    Based on
laws and regulations, Party A and Party B agreed on the following
terms:

    
      	
              1.

            	
              Leasing
      property, area, purpose

            

    

    
      	
               
      

            	
              a)

            	
              Leasing
      property: 4D,
      5/F, No 350, Xi Ya Road, Wai Gao Qiao Bonded Zone,
      Shanghai.

            

    

    
      	
               
      

            	
              b)

            	
              The
      leasing area is 599m2

            

    

    
      	
               
      

            	
              c)

            	
              This
      property shall be used as a warehouse or an office or
  both.

            

    

    
      	
              2.

            	
              Leasing
      period

            

    

    
      	
               
      

            	
              a)

            	
              From
      2008-6-1 to 2011-5-31

            

    

    
      	
              3.

            	
              Rent

            

    

    
      	
               
      

            	
              a)

            	
              Deposit
      shall be 1 months’ rent

            

    

    
      	
               
      

            	
              b)

            	
              The
      rent is
      RMB328.5/m2/year,total
      rent shall be RMB183630.

            

    

    
      	
               
      

            	
              c)

            	
              Party
      B shall pay rent before 20 every
      month

            

    

    
      	
               
      

            	
              d)

            	
              Party
      B shall pay management fee

            

    

    
      	
              4.

            	
              Deposit

            

    

    
      	
               
      

            	
              a)

            	
              Party
      B shall pay deposit 7 days after
      this Agreement goes into effect, RMB15,302.5.
      Party A shall not return this deposit to Party B if Party B makes an early
      termination of this Agreement.

            

    

    
      	
               
      

            	
              b)

            	
              Party
      B shall negotiate with Party A about renew this lease 30 days before
      the termination. If Party B doesn’t renew the lease for this property,
      Party A shall return deposit to Party B within 7 days after
      Party B closes off all expenses.

            

    

    
      	
              5.

            	
              Property
      hand over

            

    

    
      	
               
      

            	
              a)

            	
              Party
      A shall be ready to hand over this property to Party B before 2006-6-1,
      Party B shall sign on the hand over sheet after check and
      accept.

            

    

    
      	
               
      

            	
              b)

            	
              Party
      B shall be ready to hand over this property to Party A before 2011-5-31,
      Party A shall sign the hand-over sheet after checking and accepting that
      the premises are is good order.

            

    

    
      	
              6.

            	
              Facilities
      use, maintenance and repair

            

    

    
      	
               
      

            	
              a)

            	
              Party
      B shall be in charge of facilities maintenance and repair, Party A has the
      right to inspect facilities
condition.

            

    

    
      	
               
      

            	
              b)

            	
              Party
      B shall take actions to prevent from any kind of
  danger.

            

    

    
      	
               
      

            	
              c)

            	
              Party
      B shall be responsible for any damage caused to leasing
    items.

            

    

    
      	
              7.

            	
              Insurances

            

    

    
      	
               
      

            	
              a)

            	
              Party
      A shall buy insurances for leasing items, and Party B shall buy insurances
      for its own property (liability insurance
  included).

            

    

    
      	
              8.

            	
              Property
      management

            

    

    
      	
               
      

            	
              a)

            	
              After
      the tenancy termination, Party B shall clean the property, otherwise Party
      B shall pay for the expenses to clean the
  property.

            

    

    
      	
               
      

            	
              b)

            	
              Any
      activity shall be in comply with laws and regulations of China. Otherwise
      Party B shall be responsible for all
loss.

            

    

    
      	
              9.

            	
              Property
      sublet

            

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    
      	
              a)

            	
              Party
      B shall not sublet the property to a third
party

            

    

    
      	
              10.

            	
              Exceptions
      clause

            

    

    
      	
               
      

            	
              a)

            	
              If
      either Party cannot implement this Agreement due to natural disaster, war
      or other unforeseeable events, this Party shall notice the other Party
      with written official proof, and this Party is not responsible for any
      loss

            

    

    
      	
              11.

            	
              Taxes
      and dues

            

    

    
      	
               
      

            	
              a)

            	
              Expenses
      caused by this Agreement shall be taken by both
  Parties.

            

    

    
      	
              12.

            	
              Notice

            

    

    
      	
               
      

            	
              a)

            	
              Any
      notice in concern with this Agreement shall be in written and be delivered
      by registered mail. Notice letters shall be deemed as properly received 10
      days after delivery to the agreed
address.

            

    

    
      	
              13.

            	
              Applicable
      law

            

    

    
      	
               
      

            	
              a)

            	
              Controversy
      shall be handled by arbitration commission of
  Shanghai

            

    

    
      	
               
      

            	
              b)

            	
              This
      Agreement applies to the laws and regulations of
  PRC

            

    

    
      	
              14.

            	
              Miscellaneous
      clause

            

    

    
      	
               
      

            	
              a)

            	
              Parties
      hereto may revise or supplement through negotiation matters not mentioned
      herein.

            

    

    
      	
               
      

            	
              b)

            	
              This
      Agreement is made in quintuplicate.

            

    

    
      	
              15.

            	
              Validity
      of treaty

            

    

    
      	
               
      

            	
              a)

            	
              This
      Agreement goes into effect right after both Parties sign and chop on the
      Agreement.

            

    

     

    
      
        	 	 Party
    A	 	 	Party Bex10_5.htm

    EXHIBIT
10.5

     

    
      
        Translated
from the original Mandarin

      

    

     

    Shenzhen
(Nanshan): 0102278

    Contract
registration no.

    

    

    

    

    

    

    

    Shenzhen
Real Estate Lease Agreement

    

    

    

    

    

    

    

    

    

    

    

    

    Shenzhen
Lease Administrative Office

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    Lease
Agreement

    

    Landlord:
Shenzhen Fengfu Real Estate Co. Ltd.

    Address:
Building 10th Central (W.), Shenzhen High-Tech Park, Shenzhen,
China

    Postal
code: 518057

    Representative:

    Address:

    Postal
code:

    

    

    Tenant:
SinoHub SCM Shenzhen, Ltd.,

    Address:
Room B, 2cn floor, building 10th Central (W.), Shenzhen High-Tech Park,
Shenzhen, China

    Postal
code: 518057

    Registration
number or ID card number:

    Representative:

    Address:

    Postal
code:

    

    

    According
to Contract Law of People’s Republic of China, Real Estate Administrative Law of
Cities of People’s Republic of China, Lease Regulations of Shenzhen Special
Economic Zone, etc., the following agreement is between the Landlord and the
Tenant.

    

    
      	
               
      

            	
              I.

            	
              The
      Landlord is the owner of certain premises situated at Room B & C, 2nd
      floor, building 10 Central (W.), Shenzhen High-Tech Park, Shenzhen, China,
      hereinafter referred to as the "Leasehold Premises". And the Landlord is
      desirous of leasing the Premises to the Tenant upon the terms and
      conditions as contained herein. The total space of the Leasehold Premises
      is 682.05m2, and the building is 6-stories
high.

            

    

    

    The
Landlord Shenzhen Fengfu Real Estate Co. Ltd. has a legal and valid Real Estate
Ownership certificate No. 4000014864. 

    

    
      	
               
      

            	
              II.

            	
              The
      rent reserved by the Landlord for the Leasehold Premises for the term
      herein provided shall be RMB43/m2/month, hence the monthly rent for the
      Leasehold Premises shall be
RMB29,328,15.

            

    

    

    
      	
               
      

            	
              III.

            	
              Upon
      the due execution of this Agreement, the Tenant shall deposit with the
      Landlord the sum of RMB29,328,15 on the day of July 10,
    2007.

            

    

    

    
      	
               
      

            	
              IV.

            	
              The
      monthly rent shall be payable by the 11th
      of each month by the Tenant. While receiving the rent, the Landlord shall
      issue the legal invoice to the
Tenant.

            

    

    

    
      	
               
      

            	
              V.

            	
              The
      term for the Leasehold Premises described above is from July 10, 2007 to
      July 9, 2008.

            

    

    

    The term
agreed upon above can not exceed the year limit by which the land is allowed to
be used; the time exceeding the limit will be regarded as invalid. Therefore,
for the loss and damage caused herein will be executed compliant with the term
both parties agreed, if no such agreements, the loss and damage will be borne by
the Landlord.

    

    
      	
               
      

            	
              VI.

            	
              During
      the term of the lease, the Leasehold Premises is used as office
      space.

            

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    No part
of the Premises shall be used at any time during the term of this Agreement by
the Tenant  for the purpose other than described above without the
consent in written form of the Landlord. Moreover, it must be with the approved
application to the real estate administrative departments to altering the
purpose of the Leasehold Premises.

    

    

    
      	
               
      

            	
              VII.

            	
              The
      Landlord shall submit the Leasehold Premises to the Tenant and complete
      the relative procedures by July 10,
2007.

            

    

    

    Whereas,
if the Landlord submits the Leasehold Premises later than the time specified
above,         the Tenant shall
propose to extend the term of the agreement. Both parties shall sign to confirm
the extension and register at the contract registration office.

    

    
      	
               
      

            	
              VIII.

            	
              While
      submitting the Leasehold Premises, both parties shall confirm and specify
      the conditions of the Premises including its facilities, and list in the
      appendix of the agreement.

            

    

    

    
      	
               
      

            	
              IX.

            	
              While submitting the Leasehold
      Premises, the Landlord may require the sum of one-month rent deposit, i.e.
      RMB29,328,15 of
      which is hereby acknowledged by the Landlord. Upon receiving such deposit,
      the Landlord shall issues a receipt to the
  Tenant.

            

    

    

    When one
of these conditions occurs, the Landlord shall return the deposit to the
Tenant:

    
      	
               
      

            	
              a)

            	
              When
      the agreement expires, and the Tenant does not breach the
      terms;

            

    

    
      	
               
      

            	
              b)

            	
              The
      agreement is terminated due to the reason of the
  Landlord.

            

    

    

    When one
of these conditions occurs, the Landlord shall not return the deposit to the
Tenant:

    
      	
               
      

            	
              a)

            	
              The
      Tenant terminates the agreement earlier to the expiration, or for other
      reasons which lead to the termination of the
  agreement;

            

    

    
      	
               
      

            	
              b)

            	
              During
      the term of the agreement, the Tenant fails to execute the agreement on
      its side.

            

    

    

    
      	
               
      

            	
              X.

            	
              During
      the term of the agreement, the Landlord is liable to pay for the land use
      fee, taxes, lease administrative fees, etc. of the Leasehold Premises and
      the Tenant shall pay for the water and electricity supply, sanitary fee,
      administrative fee, etc. of the Leasehold Premises on
  time.

            

    

    

    
      	
               
      

            	
              XI.

            	
              The
      landlord shall ensure the submitted Leasehold Premises together with its
      facilities can fulfill the rental purpose, and guarantee it comply with
      the relative laws and regulations.

            

    

    

    For the
personnel and economic damage made to the Tenant caused by the Landlord in
accident or on purpose during the term of the agreement, the Tenant shall
reserve the right to require corresponding compensation by the
Landlord.

    

    
      	
               
      

            	
              XII.

            	
              The
      Tenant shall take in use of the Leasehold Premises and its facilities
      properly and not use the Premises against the law. The Landlord shall not
      interfere or prevent the Tenant from putting the use of the Premises
      properly.

            

    

    

    
      	
               
      

            	
              XIII.

            	
              During
      the term of the agreement, if breakdown or damage occurs to the Leasehold
      Premises and its facilities, not for the fault of the Tenant, the Tenant
      shall inform the Landlord and take effective measures to stop the
      breakdown or faults from getting worse. While the Landlord shall have it
      fixed or appoint the Tenant to fix such breakdown or faults within 10 days
      after being informed. When the Tenant fails to inform the Landlord, or the
      Landlord fails to exercise the fixing liability after being informed, the
      Tenant can fix the problem after having it registered at administrative
      office.

            

    

    

    The
Tenant shall fix the breakdown or faults in time and inform the Landlord when
emergency occurs and immediate measures must be taken.

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    The
fixing expenses arising from the two situations described above, including the
situation that the Tenant stands for the Landlord to fix the faults or takes
measures to prevent more severe damages) shall be paid by the Landlord. If the
Tenant fails to exercise its liability, not informing the Landlord or taking
effective measures in time, thus more damage is made, the fixing expenses of
this extra part shall paid by the Tenant.

    

    
      	
               
      

            	
              XIV.

            	
              During
      the term of the agreement, if breakdown or damage occurs to the Leasehold
      Premises and its facilities due to the fault of the Tenant, the Tenant
      shall inform the Landlord in time and is liable of fixing or compensating
      for the loss. When the Tenant refuses to fix or compensate for the loss,
      after having it registered at the administrative office, the Landlord
      shall having the breakdown or faults fixed, while the incurring expenses
      shall be paid by the Tenant.

            

    

    

    
      	
               
      

            	
              XV.

            	
              During
      the term of the agreement, neither party shall make alterations to the
      building or improvements on the Premises or construct any building or make
      any other improvements on the Premises without the prior written consent
      of the other party.

            

    

    

    For the
situation described above, it must be with the approved application to the real
estate administrative departments to altering the purpose of the Leasehold
Premises.

    

    
      	
               
      

            	
              XVI.

            	
              During
      the term of the agreement, the Tenant cannot sub-contract its liability of
      using the whole Leasehold Premises or partially to any third
      party.

            

    

    

    
      	
              XVII.

            	
              During
      the term of the agreement, if the Landlord desires to lease the possession
      of the Leasehold Premises wholly or partially to any third party, the
      Landlord shall inform the Tenant one month prior in written
      form.

            

    

    

    When the
possession of the Leasehold Premises is delivered to the third party, the
Landlord shall inform the third party to continue executing the agreement while
signing the contract with the third party.

    

    
      	
              XVIII.

            	
              During
      the term of the agreement, when one of these conditions occurs, the
      agreement can be terminated or
altered;

            

    

    
      	
               
      

            	
              a)

            	
              For
      force majeure and unexpected issues that disables the prevents
      continuation of this agreement;

            

    

    
      	
               
      

            	
              b)

            	
              The
      government confiscates, purchases, or tears down the building where the
      Leasehold Premises is located;

            

    

    
      	
               
      

            	
              c)

            	
              Both
      parties agree to alter or terminate the
  agreement.

            

    

    

    
      	
               
      

            	
              XIX.

            	
              When
      one of these conditions occurs, the Landlord shall ask for compensation
      from the Tenant for the losses
caused:

            

    

    
      	
               
      

            	
              a)

            	
              The
      Tenant delays paying the monthly rent for over 30 days (one
      month);

            

    

    
      	
               
      

            	
              b)

            	
              The
      Tenant’s delayed payment may cause the loss of the Landlord over
      RMB29,328,15;

            

    

    
      	
               
      

            	
              c)

            	
              The
      Tenant takes the Leasehold Premises in use of the illegal behaviors to
      damage the public interest or the
others;

            

    

    
      	
               
      

            	
              d)

            	
              The
      Tenant alters the structure or purpose of the Leasehold Premises without
      the consent of the Landlord.

            

    

    
      	
               
      

            	
              e)

            	
              The
      Tenant breaches the term XIV of the agreement and fails to fulfill its
      liability of fixing the faults and paying for relative expenses which
      leads to the severe damage made to the Leasehold Premises and its
      facilities;

            

    

    
      	
               
      

            	
              f)

            	
              The
      Tenant renovates the Leasehold Premises without the consent of the
      Landlord and the approval of the relative
  government;

            

    

    
      	
               
      

            	
              g)

            	
              The
      Tenant sub-contracts the Leasehold Premises to be used by the third party
      without the consent of the
Landlord.

            

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    
    

    
      	 	 	

              Apart
      from asking for compensation of the Tenant for breaching terms of the
      agreement, the Landlord shall reserve the right of terminating or altering
      the agreement.

            
	
               
      

            	
              XX.

            	
              When
      one of these conditions occurs, the Tenant shall ask for compensation from
      the Landlord for the losses caused
because:

            

    

    
      	
               
      

            	
              a)

            	
              The
      Landlord fails to submit the Leasehold Premises over 30 days (one
      month);

            

    

    
      	
               
      

            	
              b)

            	
              The
      Landlord breaches the term XI of the agreement and disables the Tenant to
      rent the Leasehold Premises as described
above;

            

    

    
      	
               
      

            	
              c)

            	
              The
      Landlord breaches the term XIII of the agreement and fails to fulfill its
      liability of fixing the faults and paying for relative
      expenses.

            

    

    
      	
               
      

            	
              d)

            	
              The
      Landlord makes alterations to the buildings or improvements on the
      Premises or construct any building or make any other improvements on the
      Premises without the prior written consent of the Tenant and the approval
      of the relative government.

            

    

    

    Apart
from asking for compensation of the Landlord for breaching terms of the
agreement, the Tenant shall reserve the right of terminating (after getting
compensation from the Landlord, the Tenant shall inform the Landlord to turn
back the Leasehold Premises) or altering the agreement.

    

    For the
period of time between being informed by the Landlord to getting compensation
from the Landlord, the Tenant shall pay for monthly rent.

    

    
      	
               
      

            	
              XXI.

            	
              After
      the expiration of the agreement, the Tenant shall leave and turn back the
      Leasehold Premises to the Landlord within 5 days, and ensure the Leasehold
      Premises and its facilities are in goods conditions (except for those
      within the range or ordinary damage). Simultaneously, the Tenant shall pay
      off all the relative expenses and complete the procedure
      needed.

            

    

    

    If the
Tenant fails to leave and turn back the Leasehold Premises to the Landlord
within the time described above, the Landlord is liable of regaining the
Leasehold Premises and ask for double rent for the exceeding time.

    

    
      	
              XXII.

            	
              When
      the agreement expires, if the Tenant desires to continue renting the
      Leasehold Premises, the Tenant shall apply to the Landlord to renew the
      lease 3 months prior to the expiration date. Upon the same conditions, the
      Tenant has the priority of renting the Leasehold Premises over the
      others.

            

    

    

    Both
parties shall resign an agreement while agreeing on the renewal, and re-register
at the administrative office.

    

    
      	
              XXIII.

            	
              Both
      parties are liable of fulfilling the terms of the agreement. Any party
      breaching the agreement shall be liable according to the relative
      terms.

            

    

    

    
      	
              XXIV.

            	
              Both
      parties may specify the issues not stated in the agreement in the
      appendix, the contents of which is constructed as a part of the agreement
      and valid as a whole upon signature of both
  parties.

            

    

    

    Upon
agreeing on the alterations of the agreement, both parties shall register at the
original registration office. The agreement altered and registered is valid as
the original one.

    

    
      	
              XXV.

            	
              If
      disputes occur with regards to the execution of the agreement, both
      parties shall resolve the disputes with friendly negotiation. If
      negotiation fails to resolve the disputes, both parties can apply to
      registration office for conciliation; and when conciliation fails, both
      parties can sue at the People’s
Court.

            

    

    

    
      	
              XXVI.

            	
              This
      agreement shall come into effect commencing as of the Date of Execution
      after the effective signature of both
parties.

            

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    

    

    Both
parties shall have the agreement registered at administrative office within ten
days after the effective date.

    

    
      	
              XXVII.

            	
              Please
      refer to the Chinese version for this
agreement.

            

    

    

    
      	
              XXVIII.

            	
              This
      agreement is in quadruplicate, while the Landlord holds 2 originals, and
      the Tenant, the contract registration office and the relative government
      office holds one original copy
respectively.

            

    

    

    

    Landlord:                                            (chopped)

    

    Legal
Representative:

    

    Contact
number:

    

    Bank
Account:

    

    Authorized
Representative:                                          (chopped)

    

    Date:
July 10, 2007

    

    

    

    

    Tenant:                                            (chopped)

    

    Legal
Representative:

    

    Contact
number:

    

    Bank
Account:

    

    Authorized
Representative:                                          (chopped)

    

    Date:
July 10, 2007

    

    

    

    Registration:                                            (chopped)

    

    

    Registration
office:                                            (chopped)

    

    

    Date:
July 16, 2007

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