Document:

Lease Amendment I, dated November 25, 1996

 Exhibit 10.8.1 
  
 LEASE AMENDMENT I 
  
 This lease amendment is made this 25th day of November 1996, and attached to that certain lease agreement dated the 1st day of December
1986, by and between Indian Creek Company (ICC), a Virginia Limited Partnership (“Landlord”) and Boat America Corporation, a Virginia Corporation (“Tenant”). 
  
 Whereas, that certain lease is to expire on November 30, 1996, and that both Landlord and Tenant desire the lease to continue; now,
therefore, Landlord and Tenant agree to continue to be bound by the terms, conditions and covenants of that certain lease dated the 1st day of December 1986, except as amended as follows: (all section headings refer to that certain lease dated the 1st of December 1986). 
  

	1.	The name Indian Creek Company, a Virginia general partnership, shall be replaced by Indian Creek Company, a Virginia limited partnership. 

  

	2.	I.B. Term: The term of this lease shall be for a period commencing on December 1, 1996, and expiring at midnight on November 30, 2001, (the “Term”), unless sooner
terminated in accordance with the provisions hereof. At the option of the Tenant, the Lease may be renewed for one (1) additional five-year period. 

  

	3.	Delete II.-B. Rental Adjustments. 

  
 In witness whereof, the parties hereto have executed this lease amendment on the day and year set forth below. 
  

									
	 	 	 	 	 LANDLORD

			
	 WITNESS:
	 	 	 	     INDIAN CREEK, L.P., a Virginia limited partnership

					
	 /s/ Debbie Hart

	 	 	 	 	 	 By:
	 	 /s/ Richard Schwartz

	 	 	 	 	 	 	 	 	 Richard Schwartz, President

	 	 	 	 	 	 	 	 	 Marlboro Technologies, Inc.,

	 	 	 	 	 	 	 	 	 General Partner

	 Dated: June 18, 1997
	 	 	 	 	 	 	 	 
			
	 	 	 	 	 TENANT

			
	 WITNESS:
	 	 	 	     BOAT AMERICA CORPORATION, a Virginia Corporation

					
	 /s/ P. Bass

	 	 	 	 	 	 By:
	 	 /s/ William M. Oakerson

	 	 	 	 	 	 	 	 	 William M. Oakerson, President

	 Dated: June 18, 1997Lease Amendment II, dated June 25, 1998

 Exhibit 10.8.2 
  
 LEASE AMENDMENT II 
  
 This lease amendment is made this 25th day of June 1998, and attached to that certain lease agreement dated the 1st day of December 1986,
by and between Indian Creek Company (ICC), a Virginia Limited Partnership (“Landlord”) and Boat America Corporation, a Virginia Corporation (“Tenant”). 
  
 Whereas, that certain lease is to expire on November 30, 2001, and that both Landlord and Tenant desire the lease to continue; now,
therefore, Landlord and Tenant agree to continue to be bound by the terms, conditions and covenants of that certain lease dated the 1st day of December 1986, except as amended as follows: (all section headings refer to that certain lease dated the 1st of December 1986). 
  
 Term: The term
of this lease shall be for a period commencing on December 1, 2001, and expiring at midnight on November 30, 2006, (the “Term”), unless sooner terminated in accordance with the provisions hereof. At the option of the Tenant, the Lease may
be renewed for one (1) additional five-year period. 
  
 In witness whereof, the
parties hereto have executed this lease amendment on the day and year set forth below. 
  

									
	 	 	 	 	 LANDLORD

				
	 WITNESS:
	 	 	 	 	 	 INDIAN CREEK, L.P., a Virginia limited partnership

					
	 /s/ Debbie Hart

	 	 	 	 	 	 By:
	 	 /s/ Richard Schwartz

	 	 	 	 	 	 	 	 	 Richard Schwartz, President

	 	 	 	 	 	 	 	 	 Marlboro Technologies, Inc., General Partner

	 Dated: June 25, 1998
	 	 	 	 	 	 	 	 
			
	 	 	 	 	 TENANT

				
	 WITNESS:
	 	 	 	 	 	 BOAT AMERICA CORPORATION, a Virginia Corporation

					
	 /s/ Debbie Hart

	 	 	 	 	 	 By:
	 	 /s/ William M. Oakerson

	 	 	 	 	 	 	 	 	 William M. Oakerson, President

	 Dated: June 25, 1998Landlord Subordination, dated February 25, 2003

 Exhibit 10.8.3 
  
 REQUESTED BY AND 
 WHEN RECORDED MAIL TO:

  
 Wells Fargo Bank, National Association 
 65 West Alisal Street, 2nd Floor

 Salinas, CA 93901 
 Attn: Patrick Bishop 
  
 LANDLORD SUBORDINATION 
  
 Address: 19224 Longmeadow Road, Hagerstown, Maryland 
  
 WHEREAS, Wells Fargo Bank, National Association in its capacity as
administrative agent (the “Administrative Agent”) for a syndicate of lenders (collectively, the “Lenders”) has entered into or is about to enter into security transactions with West Marine Finance Company, Inc.,
West Marine, Inc., West Marine Products, Inc., West Marine Canada Corp., West Marine Puerto Rico, Inc., West Marine FSC, Inc., W. Marine Management Co., Inc., West Marine LBC, Inc., West Marine IHC I, Inc., E&B Marine Supply, Inc. (NJ), E&B
Marine Supply, Inc. (MD), Goldbergs’ Marine Distributors, Inc., James Bliss & Co., Inc., Sea Ranger Marine, Inc., Krista Corporation, and Central Marine Supply, Inc. and any other subsidiary of West Marine Finance Company, Inc., or West
Marine, Inc. now or hereafter existing (any one or more of them, as applicable, shall be referred to herein as the “Company”), covering, in part, all accounts, inventory, equipment and other property of Company, whether now owned or
hereafter acquired by Company, and the proceeds and products thereof, and all replacements, substitutions, additions and accessions thereto (collectively, “Personal Property”); and 
  
 WHEREAS, the Personal Property is now or may in the future be located at the
location described in Exhibit “A” attached hereto and by this referenced incorporated herein (the “Premises”); and 
  
 WHEREAS, the undersigned has an interest in the Premises as owner and as lessor under a lease agreement between the undersigned, as lessor, and Company,
as lessee, with respect to the Premises (together with any amendments, modifications, supplements or renewals thereof, the “Lease”); 
  
 NOW, THEREFORE, in consideration of the foregoing, and other good and valuable consideration, each of the undersigned agrees as follows: 
  
 The undersigned hereby subordinates all liens, claims, demands, rights of
levy, distraint, other rights or interests, right of possession or sale for unpaid rent or other payments due and payable to the undersigned with respect to the Personal Property which the undersigned may now have or hereafter acquire in the
Personal Property to rights and claims of the Administrative Agent and the Lenders in the Personal Property; 

 The Personal Property may be installed on or otherwise affixed to the Premises and shall not be deemed an
accession or addition to or fixture or part of the Premises but shall at all times be considered Personal Property; 
  
 The Administrative Agent or its representatives may advertise and conduct a public auction or private sale of the Personal Property on the Premises and
the undersigned shall not interfere with any such auction or sale. 
  
 At the option of the Administrative Agent, the Personal Property may remain upon the Premises (without the Administrative Agent or the Lenders being deemed to be taking possession on the Premises) for a period of 90 days after the
Administrative Agent’s receipt of written notice from the undersigned directing removal. During said 90-day period, the Administrative Agent shall pay rent to the undersigned lessor in an amount equal to the rentals for such period provided
under the Lease prorated per diem on the basis of a 30-day month, but without incurring any other obligation of Company. 
  
 The undersigned lessor agrees to give notice within five(5) days of any default by Company of any of the provisions of the Lease to the Administrative
Agent at the addresses set forth above. 
  
 Upon receipt of said
notice, the Administrative Agent shall thereupon have the right but not the obligation to cure such default within ten (10) days. Any failure by the Administrative Agent to cure such default shall not otherwise affect the rights of the
Administrative Agent hereunder. 
  
 This document is binding upon
the undersigned and the heirs, personal representatives, successors and assigns of the undersigned and inures to the benefit of the Administrative Agent, the Lenders and the successors and assigns of same. 
  
 Dated as of this 25th day of February, 2003. 
  

					
	 LANDLORD:    
	 	 Indian Creek Company, L.P.

	 	 	 By Marlboro Technologies, General Partner

			
	 	 	 By:
	 	 /s/ Richard Schwartz

	 	 	 	 	 Richard Schwartz, President

  
 Store No. 650-Hagerstown DC

 EXHIBIT A 
  
 Description of the Premises 
  
 Common Address:    19224 Longmeadow Road, Hagerstown, Maryland 
  
 Legal Description: 
  
 (see attached legal description)Third Amendment of Lease, dated April 23, 2004

 Exhibit 10.8.4 
  
 THIRD AMENDMENT OF LEASE 
  
 THIS THIRD AMENDMENT OF LEASE (hereinafter called “Amendment”) is made this April 23, 2004, between SCP
Green Hagerstown, LLC, a limited liability company, as successor to Indian Creek Company, L.P. (hereafter called “Landlord”) and West Marine Products, Inc., a California corporation, as successor to Boat America Corporation
(hereinafter called “Tenant”). 
  
 RECITALS

  
 A. By lease agreement dated December 1, 1986, as amended
by (a) Lease Amendment I, dated November 25, 1996, (b) Lease Amendment II, dated June 25, 1998, and (c) Landlord Subordination, dated February 25, 2003 (hereinafter collectively “Lease”), Landlord leased to Tenant an approximately two
hundred thousand eighty-seven, three hundred (287,300) square-foot premises commonly known as 19224 Longmeadow Road, Hagerstown, MD 21742 (the “Demised Premises”). The Demised Premises is more particularly described in the Lease.

  
 B. Landlord and Tenant now desire to further amend the Lease
in certain respects. 
  
 AGREEMENT 
  
 For and in consideration of the recitals above made and the promises and
agreements that follow, and other good and valuable consideration, the parties agree as follows: 
  
 1. Waiver of Subrogation. Landlord and Tenant shall obtain from their respective insurers endorsements whereby the insurers agree to waive any
right of subrogation against Landlord or Tenant, as the case may be, in connection with fire or other risks or casualties covered by insurance required to be carried under the Lease. Each party, notwithstanding any provisions of the Lease to the
contrary, hereby waives any rights of recovery against the other for injury or loss due to hazards which are covered by insurance required to be carried under the Lease.  
  
 2. Methods of Giving Notice. In addition to the method by which Landlord and Tenant may give notice to the other as
set forth in the Lease, any such notices may be given by a nationally recognized overnight delivery service providing proof of delivery.  
  
 3. Defined Terms. All defined terms used herein and not otherwise defined in this Amendment shall have the same meaning(s) attributed to them by
the Lease.  

 4. Affirmation. Except as modified by this Amendment, the Lease remains unchanged. 

  
 IN WITNESS WHEREOF, the parties have executed this
Amendment. 
  

									
	LANDLORD:	 	 	 	TENANT:
			
	SCP Green Hagerstown, LLC	 	 	 	West Marine Products, Inc.
					
	 By:
	 	 /s/ Benjamin S. Buscher

	 	 	 	 By:
	 	 /s/ Richard Everett

	 	 	 	 	 	 	 	 	 Richard Everett

	 Printed Name: Benjamin S. Buscher
	 	 	 	 	 	 President and C.O.O.

	 Title: Manager
	 	 	 	 	 	 
	 	 	 	 	 	 	 By:
	 	 /s/ Linda I. Leyba

	 	 	 	 	 	 	 	 	 Linda I. Leyba, A.V.P.

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