Executive Leadership

The Muller Company’s skilled professionals provide a broad perspective and expertise in acquisitions, asset management, financing, accounting, leasing, property management and dispositions. With their exceptional insight, expertise and depth of experience, The Muller Company’s people are essential to its success. Its professional team remains competitive and current in all real estate trends, technology, innovations and new practices, with a proven track record of resolving challenges, creatively problem solving and exceeding its objectives.

Jon M. Muller

Owner

Jon M. Muller the owner of The Muller Company (TMC) located in Irvine, California. TMC is an opportunistic investor of value-add commercial real estate, which primarily focuses on management intensive multi-tenant properties located in California, Arizona, and Utah. Jon oversees TMC’s operations, all phases of investment, property acquisitions/dispositions and asset management of its portfolio. Jon is a fourth generation Southern Californian and a graduate from the University of Southern California.

Since 1990, TMC has transacted in over 30 million sqft of office, medical office, industrial, multi-tenant industrial and retail properties, investing primarily with institutional partners. A list of groups are: Cigna, Green Oak, Cerberus, Blackstone (formally known as GE Capital Real Estate), BlackRock, Rockwood Capital, Pacific Coast Capital Partners, Deutsche Bank, Oaktree Capital Management, Colony Capital, Walton Street Capital, AEW Capital Management, Harbert Management, New York Life and Northlight Financial.

Jon and his wife Melinda of 36 years resides in Irvine and have three children, Nicholas, Erica, and Alicia.

Charity Involvement

Cradle to Career – Past Chairman
United Cerebral Palsy of Orange County – www.ucp-oc.org
Kure it, Cancer Research – www.kureit.org
USC Caruso Catholic Center – www.catholictrojan.org

Community Involvement:

USC Marshall School of Business – Past Member of the Marshall Board of Leaders
USC Sol Price School of Public Policy – Professor Endowment
USC Luck Center for Real Estate – Past Board Member
USC Trojan Sigma Chi Foundation – Current Board Member
Mater Dei High School – Past Development Committee Member

Education

University of Southern California – 1984
Bachelor of Science in Public Administration
Continued Education:
Certificate in Investment Real Estate
University of California Irvine – 1989
Certificate in Commercial & Industrial Development
University of California Irvine – 1991

Licenses

Real Estate Broker, State of California – since August 1992
Real Estate Sales License – State of California – since June 1986

Steve Santacroce

Chief Operating Officer

Steve Santacroce joined The Muller Company in 2016 as Director of Asset Management. Mr. Santacroce brings 25+ years of real estate expertise to the team, including 16 years in a senior asset management role at GE Capital Real Estate. While at GE, Mr. Santacroce worked on the TMC account and has worked with TMC since 2000. As Chief Operating Officer, Mr. Santacroce coordinates with The Muller Company Executive team on the day to day corporate operations and oversees the strategic direction of the company’s real estate portfolio to ensure a cohesive integration of leasing, property management, construction and finance activities, as well as overseeing asset dispositions.

Steve also works closely with lenders and Institutional partners to ensure transparent communication and consistent implementation of project business plans. Mr. Santacroce has a degree in Business Administration from The University of Southern California and is a member of NAIOP and ICSC.

Annie Heinemeier

Chief Financial Officer

Annie has been with The Muller Company (“TMC”) for 15 years and currently serves as the company’s Chief Financial Officer, with responsibility for overseeing all financial and accounting operations. Ms. Heinemeier has over 24 years of Accounting and finance experience with 21 years in the commercial real estate industry.

In her role as CFO, Annie interacts closely with clients, lenders, and the company’s external auditors in managing investor reporting, asset capitalization, acquisitions and divestitures, debt structuring, audits, tax, and compliance.

Prior to joining TMC, she worked for the Irvine Company overseeing accounting within their Apartment Communities division.

Annie holds a Masters and a Bachelor of Science in Accounting from the University of Kentucky.

Hugh G. Fast

Director of Acquisitions and Dispositions

Mr. Fast has over 13 years of experience in commercial real estate transactions and has been with The Muller Company since 2003. Mr. Fast is involved with most facets of the acquisition and disposition activities of The Muller Company including deal sourcing, underwriting/valuation, contract negotiations, financing, and closing. During Mr. Fast’s career he has worked on transactions nearing $3 billion in the central and western United States. Hugh has an undergraduate degree from the University of California, Irvine and Masters from the University of Southern California.

Nicholas J. Muller

Director of Acquisitions

Nick Muller joined The Muller Company in 2022 as a Co-Director of Acquisitions. Nick brings 9+ years of real estate experience to the team. Prior to joining The Muller Company, Nick was a Senior Vice President at Eastdil Secured working primarily on office investment sales, including life sciences and medical office, throughout Southern California, Phoenix, Hawaii, and Utah. Nick attended the Marshall School of Business and graduated from the University of Southern California, class of 2014.

James M. Bannan

Director of Leasing and Marketing

James M. Bannan joined The Muller Company in 2007, as the Director of Leasing and Marketing. Jim Bannan leads all leasing activities and renewal negotiations for the company. Mr. Bannan is responsible for directing brokers and property managers to maintain the highest level of occupancy in the portfolio. Mr. Bannan’s leadership provides his team with a focus on adding value through successful leasing. Mr. Bannan is also responsible for maintaining a comprehensive knowledge of the market and forecasting market trends. With over 25 years in the leasing industry, Mr. Bannan has honed his negotiating skills and has maintained extensive broker relationships. Mr. Bannan earned his degree at Santa Clara University, and has earned his CCIM designation.

Jennifer Blanchart

Director of Property Management

Ms. Blanchart has over 25 years of experience in the property management industry and has been employed with The Muller Company since 1994. As the Director of Property Management, Ms. Blanchart is responsible for ensuring consistent services are delivered on a portfolio level which includes; negotiating bulk vendor bids and contracts, establishing and training management procedures, effecting seamless property transitions, implementing new management modules and software programs, employing solid energy and sustainability practices. Ms. Blanchart earned her degree from Marquette University in Wisconsin.

Richard A. Fragapane

VP of Construction and Development

Richard A. Fragapane is the Vice President of Construction and Development for The Muller Company. Prior to joining The Muller Company in 2006, he held a 25 years career with one of the largest commercial contractors in North America. Mr. Fragapane is a seasoned construction executive with an exceptional track record of creating value through expertise in maximizing rentable area, control of design teams, competitive bidding and hands on involvement at every stage of construction.

He played a key role in over 20 major projects for hotels, commercial buildings, government facilities, schools and entertainment complexes, totaling more than $1 billion. In his leadership, Mr. Fragapane spearheaded the re-development of Torrey Pines Court, construction of Tustin Centre Phase II- a LEED Gold certified 80,000 square foot office building and numerous renovations for parking decks, lobbies, seismic retrofits and ADA upgrades. As an expert in government contracting, Mr. Fragapane has been instrumental in negotiating GSA leases, including the largest GSA lease in The Muller Company history.

Sue J. Donahugh

Director of Tenant and Capital Improvements

As the Director of Tenant and Capital Improvements, Sue Donahugh oversees all tenant and capital improvements for The Muller Company. Ms. Donahugh has over 30 years of expertise in all facets of the industry and has been employed with The Muller Company since 1994. Ms. Donahugh has a verifiable track record for the successful completion of multi-million dollar projects through coordinating trades, developing partnerships, and building positive rapport with architects, engineers, vendors and clients while maintaining costs. Ms. Donahugh is well versed in contract negotiations, project estimating, resolution of design problems, document preparation, building code and regulations. Ms. Donahugh earned her degree from Bishop Aukland College, England.

Tammy Le

Corporate Controller

Tammy joined The Muller Company in 2002, and serves as the company's Corporate Controller. She is responsible for the company's accounting operations and works closely with bankers, lenders, and external auditors in reviewing the financial statements of the portfolio properties and entities. Tammy earned a Bachelor of Science in Business Information Systems from the California State University of Long Beach.