MARK S.

MUELLER

Mount Laurel, NJ 08054-3453 856.745.9706 msmueller@me.com

RETAIL STORE REAL ESTATE MANAGEMENT / REAL ESTATE STRATEGIST / SITE SELECTOR AND DEAL NEGOTIATOR
Executing specialty retail store real estate expansion plans through strategic store deployment planning, criteria based sales modeled site selection & deal analysis, store portfolio asset management and strengths based deal and lease negotiations. From market void to operational store; aggressive real estate project oversight with detailed cost management and productive timeline management to ensure timely and profitable retail store opening schedules and sustainable store level proforma returns. Offering more than 30 years of accomplishment in the shopping center real estate industry as a deal maker, real estate manager and department head within public and private, national small box and big box retail companies. Negotiated over 350 real estate transactions. Managed retail store real estate P&L portfolios of up to $75 million in sales and headed real estate and construction teams of 15+ employees. Managed external real estate, design and construction consultants including real estate brokers, real estate attorneys, general contractors, architects, store design consultants and store fixture suppliers. Executed numerous small and large market retail store expansion programs within mall based and strip center based shopping center environments. Have real estate market exposure and multi-store site locating experience in every major US market and a large number of middle and small one -store markets. Established long term business relationships and experience working with key senior leasing and real estate management executives with all major shopping center developers and owners throughout the US. Negotiated multi-million dollar land acquisitions, re-zoning and site development plans to place both freestanding and strip center development projects. Re-engineered internal real estate processes, re-organized department staff, modified key deal criteria, established data tracking systems and redefined the site/deal approval process for several mid-sized retail companies. Summary of Qualifications: Retail Store Deployment Strategy Real Estate Asset Management Stores Sales Projection Modeling Retail Store Deal Negotiation Lease Negotiations Site Selection Management Real Estate and Construction, Design & Planning Management Real Estate Systems Development Store Portfolio Performance Analysis Property Management Store Maintenance & Repair Management Retail Store Prototype Development

OBJECTIVE

To secure a full time Senior Real Estate Management position with a small box or big box national retailer where I am able to leverage my real estate experience, business relationships and management skills to support an aggressive and profitable retail store expansion plans. Effectively manage the occupancy expenses and physical real estate sales potential of an existing portfolio of retail stores insuring ongoing high return, store level P&L results. Willing to travel extensively to any market or location in the US or Puerto Rico.

PROFESSIONAL HIGHTLIGHTS
VICE PRESIDENT, RETAIL, COMMERCIAL REAL ESTATE BROKER / REAL ESTATE INVESTOR NAI Mertz / Glenmar Properties (2009-Present) Mount Laurel, NJ

Heads retail consulting division as a tenant representative and Commercial Real Estate broker with NAI Mertz, a international commercial real estate firm. Manager local, national and international retail store expansion for retail clients and masterbroker strategic expansion planning, property disposition and repositioning work for numerous big box and specialty retailers. Real Estate Consultant and owner of a real estate investment company focused on investing in private single and multi-family residential properties, commercial residential properties, retail properties and specialty mixed-use properties throughout the Philadelphia, Southern New Jersey, and Richmond, VA markets. NJ & PA Licensed Real Estate Salesperson. VICE PRESIDENT OF REAL ESTATE AND CONSTRUCTION Five Below, Inc. (2007-2009)

Philadelphia, PA

Head of real estate department for this privately held company with 88 retail stores in the Mid-Atlantic and New England regions of US. Supervised a staff of Dealmakers, Lease Administrators, Attorneys and Construction Director. Managed the site selection, deal-lease negotiation and store construction of 21 stores in 2008 and 30 planned stores in 2009. Established market deployment strategy for New England and Pittsburgh market entry. Developed a strategic store sales projection model based on analogues to existing store characteristic and sales performance and key co-tenant sales performance.
Contributions Snapshot: Re-negotiated 15 existing store deals creating an operating income (rent savings) of $235,000 in 2009 and $2.75mm over term of leases. Developed existing Asset Management Database system to track all new sites and existing stores key performance and site characteristic metrics.

MARK S. MUELLER VICE PRESIDENT OF REAL ESTATE AND CONSTRUCTION Aerogroup, Intl. (Aerosoles) (2006-2007)

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Edison, NJ

Head of real estate and construction for this privately held company with 127 retail specialty stores in the US and 116 licensed stores internationally. Created Real Estate and Store Construction functions in-house (previously outsourced) and managed the national retail store real estate portfolio. Developed and executed to an aggressive retail specialty store deployment program into new and existing markets, opening up to 25 stores per year. Contribution Snapshot: Reduced occupancy cost from 19.7% to 14.8% in 6 months. Concei ved and executed Aerosoles new Signature Store prototype design process for all new stores. Established 3 Flagship store locations for Aerosoles new Prototype Store (NYC SOHO District, Chicagos State Street, Downtown Seattle and Miami South Beach) as we ll as located additional key lifestyle, regional mall, NYC street and suburban street locations. Developed new Store Lifecycle Process for deal approval, lease management, property management, issues management and repair and maintenance tracking. Conceived and designed a Store Sales Modeling system to accurately project new store and existing underperforming stores annually sales volumes.

VICE PRESIDENT OF REAL ESTATE AND CONSTRUCTION Spencer Gifts (2005-2007)

Egg Harbor Twp, NJ

Headed up the real estate and store construction department of this privately held company with 645 retail mall based stores and 350 Spirit Halloween stores. Directed a department of 13 people including 2 Directors of Real Estate, a Director of Store Construction, a Director of Store Planning and Design, a Manager of Real Estate Strategy and a Sr. Manager of Facilities. Responsible for developing company wide real estate strategy including new store openings, lease renewals, store remodeling, store closings, underperforming real estate dispositioning, store prototype design and construction, companywide building and store maintenance, facilities planning and capital budgeting for retail stores and corporate HQ facilities. Reorganized the Real Estate and Construction Depts. including the strategic hiring of 3 additional Real Estate and Construction directors. Conceived, designed and implemented: (a) a company wide store Real Estate Project and Lease Administration database, (b) aggressive new store and renewal deal negotiating standards, (c) a store sales modeling program at the market, trade area, center and store levels, (d) a definitive and effective deal approval process, (e) a 5 year Cash Profit and Occupancy plan and, (f) a 5 year new store and existing store deployment plan. Contributions Snapshot: Improved overall IRR and NPV standards through occupancy cost reduction, control of operating expenses and the focused improvement on store sales through individualized store analysis and effective lease renewal decision making. Reduced overall Occupancy Cost in 2005 by $2.5mm. Reduced overall store capital costs per store by $42.00 psf through cost engineering and construction/design efficiencies . Oversaw Spencers entry into the Puerto Rico market with 4 initial store openings in 2007.

DIRECTOR OF REAL ESTATE Gap, Inc. (1999-2005)

Bala Cynwd, PA

Real Estate dealmaker for this public retail store company. Directed new store growth, asset management, strategic planning, store disposition planning and construction project management for Old Navy, Gap and Banana Republic and Outlet Store divisions in the states of MD, NJ, DE, DC, IN, OH, KY, VA, WV, PA. Completed over 113 new store transactions for Old Navy, Gap and Banana Republic. Directed two dealmakers and a construction manager in the planning and execution of real estate transactions and store construction. Oversaw the re-engineering of Gaps Real Estate On-line approval system and personally developed new programs for the Real Estate field offices in Asset Management, Lease Action Strategy, Construction Timeline Management and Deal Flow Management. Conducted numerous corporate seminars and training in the following subjects: Broker and Attorney Management, Deal Tracking, Landlord Relationships and Communication, Letters of Intent, Store & Site Planning and Pro-forma Analysis. Winner of 2004 Presidents Award for Highest Contribution to Company Growth (top real estate dealmaker, designer of company real estate deal tracking system). TENANT REPRESENATIVE SiteWorks (1998-1999)

Columbia, MD

Real Estate dealmaker for this privately held retail real estate consulting firm representing several big box and specialty tenants in their retail store expansion strategies. Created market level new store deployment plans, reviewed and recommended adjustments to existing market voids, identified sites and negotiated new and existing store real estate deals. Worked with clients and managed the accounts for: Zany Brainy, Lechters and Just For Feet. Worked with Lechters in researching markets, developing an expansion strategy and securing real estate sites for their Cost Less Home Store concept.

MARK S. MUELLER REAL ESTATE MANAGER Zany Brainy (1997-1998)

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Wynnewood, PA

Dealmaker for this privately held, former 45 store retail chain specializing in childrens educational and developmental products. Responsible for developing national market entry strategies, site selection, deal making, board of directors/executive committee presentation and lease negotiation for approximately 15 stores per year, for all major markets in the eastern and central U.S. Developed the Real Estate/Property Management deal and lease computerized tracking system. AREA REAL ESTATE MANAGER Blockbuster Entertainment (1996-1997)

Charlotte, NC

Dealmaker for the nations largest video rental and sales company with over 1000 stores nationwide. Responsible for all real estate activity and construction management for Blockbuster Video stores in the states of North and South Carolina, including acquisitions, relocations, closings and expansions. Worked extensively in major markets including Charlotte, Raleigh and Greensboro to reinforce Blockbusters market presence. Also determined new entry and expansion efforts into smaller markets of 50,000+ populations. SENIOR DIRECTOR OF REAL ESTATE Circuit City Stores, Inc. (1992-1996)

Richmond, VA

Site Selector and Dealmaker for this public retail store company. Responsible for the acquisition and management of approximately19 properties annually, for the construction of retail "Micro", "Mini" and "Super" stores. Directed the site selection process, hiring of local real estate brokers, negotiation of lease and purchase deals, presentation of projects to executive real estate committee, managing the: documents negotiation process, the entitlement process, closing of lease or purchase transactions and store construction. Supervised a design administrator, a construction document administrator, a field construction manager and a real estate planning analyst. Directed several outside law firms, environmental consulting firms, soils consulting firms and additional legal and engineering firms as required by specific projects. Conducted the initial market research and created the site selection criteria and deployment strategy for the new CarMax project. Located sites, negotiated real estate deals and closed on 8 existing CarMax properties and 74 former Circuit City stores. Conceived and supervised the real estate information tracking and deal pipeline database for the real estate dept. DIRECTOR OF REAL ESTATE Impulse Division, Circuit City Stores, Inc. (1990-1992)

Richmond, VA

Developed the mall based store expansion strategy for the Impulse (Circuit City Express) division. Negotiated leases and secured approval for 36 Impulse stores. Conducted extensive research on the mall competitive environment. Traveled extensively, reviewing upper moderate/upscale regional/super-regional malls - personally conducted "walk-through" visits in over 465 malls in the US. Developed and implemented the current Standard Lease Criteria incorporating an extensive list of highly aggressive lease negotiating positions. Directed the design and layout of all new Impulse stores. DIRECTOR OF REAL ESTATE Brookstone Company (1982-1990)

Peterborough, NH

Directed a department of 5 employees with the real estate expansion of this national retail and catalogue operation with over 100 retail stores (including 7 Outlet Mall deals). Negotiated deals and leases for Brookstones mall based retail store s and supervised the design and construction dept. teams. Lead the prototype team which developed the first kiosk based store and executed a deployment of 10 of these kiosks in transportation hubs, entertainment venues and super-regional malls. EDUCATION: B.A. degree, George Mason University (of the University of Virginia), Fairfax, VA PROFESSIONAL AFFILIATIONS: International Council of Shopping Centers, Institute of Internal Auditors, National Retail Management Association, Upscale Retailers Roundtable Group, Burlington/Camden County Board of REALTORS, National Board of REALTORS, South Jersey Real Estate Investors Association, Member Institute of Real Estate Management, Member of CCIM Institute. CERTIFICATIONS: e-Pro (National Association of REALTORS), OICP (Own America Certified Real Estate Investment Advisor), Certified Commercial Investment Member Candidate (CCIM Institute), Consumer Certified Real Estate Consultant (IAREC) LICENSES: New Jersey Real Estate Salesperson #0790916, Pennsylvania Real Estate Salesperson #RS320356