CHARLOTTE MODUGNO, CCIM

Port Hueneme, CA 93041 661.645.0896 cmodugno@hotmail.com

SENIOR REAL ESTATE MANAGEMENT PROFESSIONAL

Innovative real estate professional leveraging 20+ years of experience in asset and property management to
optimize specific location operations and negotiate lucrative individual site contracts. Results-driven project
manager evaluating property portfolios to ensure high return on investment. Skilled business leader with
expertise in franchise administration implementing processes to increase efficiencies and reduce expenses.
Experienced manager creating high-performing goal achieving teams through mentoring, coaching and
feedback. Collaborated with executive leadership to achieve organizational goals.

AREAS

Strategic Planning & Execution

Continuous Process Improvement
Staff Training & Development
Contract Negotiation
Insurance Compliance

OF

STRENGTH

Project Development & Management

Critical Thinking
Franchise Administration
Property Management
CAM Budgets & Reconciliations

LEADERSHIP EXPERIENCE
IHOP & Applebees (DineEquity)
Oversaw all aspects of development, compliance, franchise administration and property management of
3400+ restaurants. Finalized ~100 transactions per year, including new openings, lease and franchise
renewals.
Spearheaded department reorganization and led teams in new development, existing property
management, insurance compliance and franchise administrative functions.
Managed operations during IHOPs acquisition of Applebees restaurant portfolio and database
conversions from SiteSeer to Oracle to PeopleSoft, which impacted daily work load by 40%.
Farmers Insurance
Directed all aspects of real estate for 170 properties, including dispositions, acquisitions, lease renewals
and site selection.

NEGOTIATIONS EXPERIENCE
IHOP & Applebees (DineEquity)
Resolved a Common Area Maintenance (CAM) dispute through negotiations, resulting in a savings of
$62k.
Negotiated a lease to eliminate percentage rent of 5% of sales and reduce rent base by $37k annually on
a 10-year extension.
Farmers Insurance
Received Spot Bonus Award for negotiation and execution of new lease in three months for 55,462 sq.
ft. which yielded $7.1mm rental income over 5-year term.
Negotiated 22 lease deals in 12 months totaling $16.8mm in rental lease obligations.
Disposed 11 company-owned facilities within a year, yielding $4.6mm profit.

CHARLOTTE MODUGNO, CCIM

Resume, page 2

PROFESSIONAL EXPERIENCE
IHOP & Applebees (DineEquity), Glendale, CA
2002-2014
DineEquity franchises over 3400 Applebees and IHOP restaurants in the international and U.S. markets.
Manager, Franchise & Property Administration
Directed day-to-day activities of franchise administration and property management including financial analysis
and database management; franchise operations and new development; lease and franchise extensions; store
openings and closings; surplus property dispositions; insurance compliance; Common Area Maintenance
(CAM) budgets and reconciliations. Led team of 3 direct reports and 5 indirect reports, including hiring,
training, developing and evaluating.

Farmers Insurance, Los Angeles, CA

2001-2002
Third largest underwriting insurance group in U.S. specializing in underwriting insurance, including auto, boat,
home and life.
Property Manager
Analyzed portfolio of properties and increased operation efficiency through restructuring, dispositions and
acquisitions.

Previous positions include: Manager of Corporate Real Estate, Alpha Therapeutic Corporation; Assistant to
General Manager & Operations Manager, The OConnor Group; Property Manager, The Mat West Company.

EDUCATION & LICENSES

Bachelor of Arts, English, California State University Fullerton, Fullerton, CA
Certified Commercial Investment Member (CCIM)
Licensed Real Estate Agent, California
Notary Public, County of Los Angeles