Document:

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                                                                    Exhibit 10.9

                                      LEASE

         THIS INDENTURE, made this 1st day of October, 1997, by and between J.P.
PROPERTIES, a South Dakota partnership, Lessor and M-TRON INDUSTRIES, INC., a
corporation, Lessee,

         WITNESSETH:

         1. That Lessor, in consideration of the rents and covenants hereinafter
mentioned, does hereby demise, lease and let unto the Lessee, and the Lessee
does hereby hire and take from the Lessor, the following described premises,
situated in the County of Yankton and State of South Dakota:

         That certain building located on Lots 7, 8, and 9, Block 1, in
         that part of the City of Yankton, South Dakota, platted and known
         as "Todd's Yankton," and including the 75' parking lot to the
         north.

         2. To have and to hold said premises as they are without any liability
or obligation on the part of Lessor of making any alterations, improvements or
repairs of any kind on or about said premises, except as hereinafter specified,
for the term of three (3) years from October 1, 1997, for the purpose of
purchasing, acquiring, processing, manufacturing, distributing and selling
radio, electrical, television and electronic parts and equipment, and all
kindred lines of a like nature and business, yielding and paying therefore the
rent of $2,200.00 per month.

         3. And Lessee does covenant to pay the rent in equal monthly payments
in advance, to-wit: The sum of $2,200.00 on or before the first day of every
month during said term, at Yankton, South Dakota. Lessee agrees to pay, as
additional rental, any increase in real estate taxes on the above-described
property, together with one-half of any

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special assessments against the above-described property. Increases in real
estate taxes shall be measured using the real estate taxes assessed for 1996,
payable in 1997, as the base year. The increase in taxes shall be determined on
or before April 30 of each year under the term of this lease, and any increase
so determined on or before April 30 of each year under the term of this lease,
and any increase so determined shall be paid in a lump sum within 30 days after
notice by Lessor or Lessee. Lessee shall not be entitled to any reduction of
rental by reason of any reduction in real estate taxes below the taxes assessed
for 1996. Lessee will keep and maintain the said premises during the aforesaid
term, and quit and deliver up the said premises to the Lessor peaceably and
quietly at the end of the aforesaid term or extensions, or at any previous
termination thereof for any cause, in as good order and condition and state of
repair, reasonable use and wearing thereof and accident by the elements alone
excepted, as the same now are or may be put into by the Lessor.

         4. The said Lessee will keep said premises continually in a neat, clean
and respectable condition, and will keep the parking lots and sidewalks in front
and along said premises cleared of ice and snow, or other obstructions or
objectionable things. Also all ashes, garbage and refuse of any kind to be
removed at the Lessee's expense. The said Lessee will not make or suffer any
waste thereon or thereof, and shall be entitled to assign and sub-let said
premises or any part thereof upon written consent of the Lessor. Such consent
shall not be unreasonably withheld. Said Lessee also agrees to replace all glass
broken on said premises during said term, and pay for all city water used
thereon during the same time, and not to use said premises or any part thereof
for any purpose called extra hazardous by insurance companies.

         5. If said monthly payments, or any of them, are not paid when they
become due and remain unpaid for ten (10) days after written notice of
nonpayment is sent

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by Lessor to Lessee; or if said leased premises shall be appropriated to or used
for any other purpose or use than is hereinbefore specified, or any damage or
waste shall be made thereon; or if any part of said premises shall be underlet,
or this Lease be assigned without the consent of the Lessor, or if any term,
condition, or covenant of the Lease on the part of the said Lessee to be by said
Lessee kept or performed, shall be violated or neglected, and any of said
conditions or circumstances continue for thirty (30) days after written notice
is sent by Lessor to Lessee, then, and in either of said cases the said Lessee
does hereby authorize and fully empower said Lessor or his agent to cancel and
annul this Lease at once, and to re-enter, and take possession of said premises
immediately, and by force if necessary, without any previous notice, or
intention to re-enter and remove all persons and their property therefrom, and
to use such force and assistance in effecting and perfecting such removal as
said Lessor may deem advisable to recover at once full and exclusive possession
of all said demised premises, whether in possession of said Lessee or of third
persons, or vacant; or said Lessor or its agents may, at its option, at any time
after such default or violation of condition or covenant, re-enter and take
possession of said premises, without such re-entering working a forfeiture of
the rents to be paid and the covenants to be kept by said Lessee for the full
term of the Lease. Lessee, at all times during the term hereof, shall permit
inspection of the premises by Lessor or Lessor's agents and shall permit access
to Lessor and Lessor's agents for purposes of performing Lessor's duties under
this lease.

         6. Lessee agrees to pay for all utilities.

         7. Lessee, at its own cost and expense, shall maintain liability
insurance protecting and indemnifying it against any and all claims for injury
or damage to persons

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or property, or for the loss of life or property occurring upon, in or about the
property described herein in minimum amounts of protection of not less that
$500,000 per occurrence, and not less than $1,000,000 aggregate. Lessor shall be
listed as an additional insured on all such policies.

         8. Should a substantial portion of the leased premises be substantially
damaged by fire or other casualty, or be taken by eminent domain, the Lessor may
elect to terminate this lease. When such fire, casualty or taking renders the
leased premises substantially unsuitable for their intended use, a just and
proportionate abatement of rent shall be made, and the Lessee may elect to
terminate this lease if: (a) the Lessor fails to give written notice within 30
days of intention to restore the leased premises; or (b) the Lessor fails to
restore the leased premises to a condition substantially suitable for their
intended use within 90 days of said fire, casualty or taking. The Lessor
reserves, and the Lessee grants to the Lessor, all rights which the Lessee may
have for damages or injury to the leased premises for any taking by eminent
domain, except for damage to the Lessee's fixtures, property or equipment.

         Lessor and Lessee further agree that each forfeits any right of action
that it may later acquire against the other of the parties to this agreement for
loss or damage to its property, or to property in which it may have an interest,
where such loss is caused by fire or any of the Extended Coverage hazards and
arises out of or is connected with the leasing of the above-described premises.

         9. No change shall be made in the interior of the building upon the
leased premises, unless written consent to such change is first obtained from
Lessor. If so

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consented to by the Lessor, the expense of making such change shall be paid by
Lessee, and Lessee may remove such improvement in a careful manner.

         10. Lessor agrees to maintain and pay for outside repairs to the roof,
walls and windows of the building to keep in repair, damage and/or maintenance
due to the fault of Lessee, or its employees, shall be paid for by Lessee,
Lessee agrees to maintain the three (3) heating and air conditioning units on
the first floor level and the one (1) Modine heating unit in the basement area
previously installed in the premises by Lessor. With respect to these units,
Lessee further agrees to be responsible for any necessary repair or replacement
of said units, which units shall remain the property of Lessor upon termination
of this lease. Lessee agrees to provide all additional heating and/or air
conditioning units, which units, if installed by Lessee, shall be considered
personal property and Lessee shall be entitled to remove such additional units
at any time during the term hereof or upon its termination or expiration.

         11. The parties agree that Lessee shall be and is hereby granted two
options to renew this lease for successive three (3) year periods, with the
first option commencing on October 1, 2000, and terminating on September 30,
2003, and with the second option commencing on October 1, 2003, and expiring on
September 30, 2006. In the event Lessee elects to exercise its option or
options, Lessee agrees to give Lessor notice, in writing, of its election not
less than 90 days prior to the new term commencement date. Upon receipt of said
notice, the parties agree to attempt reasonably to determine the rental for the
renewal period. In the event the parties are unable to agree upon a rental for
the renewal

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period, this lease shall terminate, and all of Lessee's rights herein shall end
on the day of the current lease term.

         12. It is mutually agreed, that all the covenants, terms and conditions
of this Lease shall extend, apply to and firmly bind the heirs, executors,
administrators and assigns of the respective parties hereto as fully as the
respective parties are themselves bound.

         IN WITNESS WHEREOF, the parties hereto have executed this instrument on
the day and year first above written.

                                       J.R. PROPERTIES

                                 By    /s/ JANE VANDERHULE BROWN
                                       -----------------------------------------
                                       Jane Vanderhule Brown
                                       Lessor

                                       M-TRON INDUSTRIES, INC.
                                       a corporation

                                 By    /s/ ILLEGIBLE
                                       -----------------------------------------
                                       Its
                                       Lessee

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<PAGE>

[LOGO] M-TRON INDUSTRIES, INC.
--------------------------------------------------------------------------------
                                 P.O. Box 630 100 Douglas Ave. Yankton, SD 57078
                                 Phone # 605-665-9321         FAX # 605-665-1709

August 3, 2000

Mr. Ross Vanderhule/Jane Vanderhule Brown
J and R Properties
2123 Douglas
Yankton, SD 57078

RE:  Loan Agreement Option

Dear Mr. Vanderhule and Ms. Brown:

Further to a loan agreement signed in April 1988, please be advised that it is
M-tron's intention to exercise its option commencing October 1, 2000 and
expiring September 30, 2003

We await you word on the exact rate as determined in the lease and remain.

Yours sincerely,

/s/ David L. Rein
-----------------
David L. Rein
Sr. VP Finance

DLR:pjk

<PAGE>

                                J & R Properties
                                2123 Douglas
                                Yankton, SD 57078

August 28, 2000

M-Tron Industries
Attn:  David Rein
PO Box 630
Yankton, SD 57078

Dear Mr. Rein

Thank you for your correspondence regarding M-Tron's intention to exercise its
option for lease commencing October 1, 2000 and expiring September 30, 2003.

We would like to renew the lease for this period at the rate of $2,255.00 per
month with other terms and conditions of the lease remaining the same.

Please let us know at your earliest convenience if this is acceptable.

Sincerely

/s/ Jane VanDerhule Brown
-------------------------
J & R Properties
Ross VanDerhule
Jane VanDerhule Brown

<PAGE>

[LOGO] M-TRON INDUSTRIES, INC.
--------------------------------------------------------------------------------
                                 P.O. Box 630 100 Douglas Ave. Yankton, SD 57078
                                 Phone # 605-665-9321         FAX # 605-665-1709

                                August 29, 2000

Mr. Ross Vanderhule and Mrs. Jane Vanderhule Brown
J and R Properties
2123 Douglas
Yankton, SD 57078

                            RE: Loan Agreement Option

Dear Mr. Vanderhule and Mrs. Brown,

David Rein has requested that I contact you regarding the rent option
commencing October 1, 2000 and expiring September 30, 2003.  M-tron Industries,
Inc. agree to your terms of $2,255.00 per month with all other terms and
conditions of the lease remaining the same.

Sincerely yours,

/s/ Jerry Albrecht
------------------
Jerry Albrecht
Controller<PAGE>

                                                                    Exhibit 10.1

                        Waiver and Second Amendment to
                       Lease Schedule No. 35076-00002 to
                  Master Equipment Lease Agreement No. 35076

     This Waiver and Second Amendment to Lease Schedule No. 35076-00002 to
Master Equipment Lease Agreement No. 35076 (this "Amendment") is entered into as
of this 8/th/ day of December, 2000 by and between Navisite, Inc., as lessee
(the "Lessee") and Fleet Capital Corporation, as lessor (the "Lessor").

     WHEREAS, Lessor and Lessee have entered into that certain Lease Schedule
No. 35076-00002 to Master Equipment Lease Agreement No. 35076 (such Master
Equipment Lease Agreement is referred to herein as the "Master Lease") dated as
of May 26, 2000, as amended by Amendment dated as of May 26, 2000 (such Lease
Schedule, as amended, which incorporates the terms of the Master Lease, together
with all exhibits, schedules, addenda and riders, is hereafter referred to as
the "Lease Schedule");

     WHEREAS, the parties desire to amend the Lease Schedule as set forth
herein;

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

     1.  Definitions.  Capitalized terms used herein without definition shall
         -----------
have the meanings assigned to such terms in the Lease Schedule.

     2.  Waiver; Amendment to Lease Schedule.
         -----------------------------------

         2.1.  Waiver.  The Lessee (a) has informed the Lessor that as of
               ------
October 6, 2000 the Lessee is not in compliance with the market capitalization
covenant set forth in Section 5A of the Master Lease under the heading
"Affirmative Covenants- 2. Market Capitalization" (requiring the Lessee to
maintain a market capitalization of at least $1,000,000,000) (the
"Capitalization Covenant") and (b) has requested that the Lessor waive
compliance with the Capitalization Covenant. The Lessor hereby waives compliance
with the Capitalization Covenant until the earlier of December 13, 2000 or the
effectiveness of the amendment to the Master Lease set forth in Section 2.2
below. If such amendment does not become effective on or before December 13,
2000, the Lessee's failure to be in compliance with the Capitalization Covenant
after December 13, 2000 for any reason shall result in an Event of Default under
the Lease in accordance with Section 8 of the Master Lease.

         2.2.  Amendments.  From and after the occurrence of the Effective Date
               ----------
(as defined below), Section 5A of the Master Lease, as incorporated into the
Lease Schedule, is hereby amended effective as of October 31, 2000 by deleting
the two covenants set forth therein under the heading "Affirmative Covenants"
(such covenants
<PAGE>

                                      -2-

being entitled "1. Cash." and "2. Market Capitalization.") and substituting in
                   ----           ---------------------
place thereof the following new covenant:

          "1.  Cash Collateral.  The Lessee shall (a) establish and maintain at
               ---------------
          all times a cash collateral account (the "Cash Collateral Account")
          with Fleet National Bank, as collateral trustee for the Lessor, (b)
          deposit and maintain in the Cash Collateral Account at all times cash
          and cash equivalents acceptable to the Lessor in an amount equal to or
          greater than the lesser of (i) $23,250,000 or (ii) 100% of the
          Stipulated Loss Value, calculated as of the next following Rental
          Payment Date, under the Lease Schedule No. 35076-00002, and (c) at all
          times pledge and grant a security interest in the Cash Collateral
          Account and all amounts on deposit therein to Lessor to secure its
          obligations under the Lease Schedule pursuant to a cash collateral
          agreement in form and substance satisfactory to Lessor (the "Cash
          Collateral Agreement"). Lessee and Lessor agree that any default in
          the payment or performance of any obligation under this paragraph or
          in the Cash Collateral Agreement shall constitute an Event of Default
          under and in accordance with Section 8 of the Master Lease."

          From and after the occurrence of the Effective Date (as defined
below), Section 5A of the Master Lease, as incorporated into the Lease Schedule,
is hereby further amended effective as of October 31, 2000 by (x) deleting the
covenant entitled "1. Indebtedness." under the heading "Negative Covenants" and
                      ------------
substituting in place thereof the words "1.  [Deleted.]" and (y) deleting the
                                              --------
covenant entitled "3.  Liens." set forth therein under the heading "Negative
                       -----
Covenants" and substituting in place thereof the words "3.  [Deleted.]".
                                                             --------

          For purposes of this Section 2.2, the Effective Date shall mean the
first date on which the Lessee shall have satisfied each of the following
conditions precedent: (1) the Lessee shall have funded the Cash Collateral
Account with at least $23,250,000 in cash, (2) Lessee shall have executed and
delivered to the Lessor the Cash Collateral Agreement, pursuant to which the
Lessee pledges and grants a security interest in the Cash Collateral Account and
all amounts on deposit therein to Lessor to secure its obligations under the
Lease Schedule, and (3) the Lessee shall have delivered to the Lessor corporate
resolutions of the Lessee evidencing the Lessee's authority to enter into this
Amendment and the Cash Collateral Agreement and a legal opinion of counsel to
the Lessee in form and substance reasonably satisfactory to the Lessor as to the
enforceability of this Amendment and the Cash Collateral Agreement against the
Lessee.

     3.   Representations and Warranties.  The Lessee hereby represents and
          ------------------------------
warrants as follows:

          3.1  Representations in Lease Documents.  Each of the representations
               ----------------------------------
and warranties made by or on behalf of the Lessee in the Lease Schedule was true
and correct when made and is true and correct on and as of the date hereof
(except to the
<PAGE>

                                      -3-

extent of changes resulting from transactions contemplated or not prohibited by
the Lease Schedule and changes occurring in the ordinary course of business, and
except to the extent that such representations and warranties relate expressly
to an earlier date) with the same full force and effect as if each of such
representations and warranties had been made by the Lessee on the date hereof
and in this Amendment.

          3.2.  Defaults.  Except as described in Section 2.1 above, no default
                --------
or Event of Default exists on the date hereof (after giving effect to all of the
arrangements and transactions contemplated by this Amendment).

          3.3.  Binding Effect.  This Amendment has been duly executed and
                --------------
delivered by the Lessee and is in full force and effect as of the date hereof,
and the respective agreements and obligations of the Lessee contained herein
constitute the legal, valid and binding obligations of the Lessee, enforceable
against it in accordance with its terms, subject only to applicable bankruptcy,
insolvency, reorganization, moratorium or other laws relating to or affecting
generally the enforcement of creditors' rights and to the fact that the
availability of the remedy of specific performance or injunctive relief is
subject to the discretion of the court before which any proceeding therefor may
be brought.

     4.   Provisions Of General Application.
          ---------------------------------

          4.1.  No Other Changes.  Except as otherwise expressly provided or
                ----------------
contemplated by this Amendment, all of the terms, conditions and provisions of
the Lease Schedule and the Master Lease remain unaltered.  The Lease Schedule
and this Amendment shall be read and construed as one agreement.  The making of
the amendments in this Amendment does not imply any obligation or agreement by
the Lessor to make any other amendment, waiver, modification or consent as to
any matter on any subsequent occasion.

          4.2.  Governing Law.  This Amendment is intended to take effect as a
                -------------
sealed instrument and shall be deemed to be a contract under the laws of the
State of Rhode Island.  This Amendment and the rights and obligations of each of
the parties hereto are contracts under the laws of the State of Rhode Island and
shall for all purposes be construed in accordance with and governed by the laws
of such State (excluding the laws applicable to conflicts or choice of law).

          4.3.  Assignment.  This Amendment shall be binding upon and inure to
                ----------
the benefit of each of the parties hereto and their respective permitted
successors and assigns.

          4.4.  Counterparts.  This Amendment may be executed in any number of
                ------------
counterparts, but all such counterparts shall together constitute but one and
the same agreement.  In making proof of this Amendment, it shall not be
necessary to produce or account for more than one counterpart thereof signed by
each of the parties hereto.
<PAGE>

                                      -4-

     IN WITNESS WHEREOF, Lessor and Lessee, each by its duly authorized officer,
have duly executed and delivered this Amendment as a sealed instrument as of the
date first written above.

                                   NAVISITE, INC.

                                   By: /s/ Kenneth W. Hale
                                       -----------------------------------
                                       Name:  Kenneth W. Hale
                                       Title: Chief Financial Officer

                                   FLEET CAPITAL CORPORATION

                                   By: /s/ Kevin G. McGrath
                                       -----------------------------------
                                       Name:  Kevin G. McGrath
                                       Title: Senior Vice President

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