Stephen Terzolo

University of California, Los Angeles and National University of Singapore (UCLA-NUS Executive MBA)

Age: 39

“Internationally-minded real estate strategist focused on building teams to drive growth in global retail.”

Hometown:

Originally from Syracuse, New York.
I am currently living in Los Angeles, California.

Family Members: My family in Los Angeles consists of my wife, Irina, and our two dogs, Rosie and Elly. My parents, three younger brothers, their wives, and their children all live in Syracuse, my hometown. My parents have built a small accounting and tax firm there, and their example of working tirelessly to grow a business while raising a family has always been a source of deep inspiration and motivation for me.

Fun fact about yourself: In the early 2010s, while working in Russia, I founded a networking and volunteer group called “365 Things to Do in Moscow” to connect expats and locals. Together, we taught English at recovery clinics, raised donations for orphanages, held language exchanges, and organized popular social events.

Undergraduate School and Degree:

Syracuse University – BS in Entrepreneurship (2008)
Syracuse University – BA in International Relations (2008)
George Mason University – MS in Real Estate Development (2012)

Where are you currently working? Unibail-Rodamco-Westfield / Senior Director of Leasing

Extracurricular Activities, Community Work and Leadership Roles:

Uptown Whittier Improvement Association – Land Use Committee Chair (2023 – Present)
CFA Society of Los Angeles – Volunteer (2019 – Present)
CFA Society, Washington, DC – Executive Committee Member, Volunteer Chair (2017–2019)
Believe in Syracuse / 40 Below Syracuse – Executive Committee, Volunteer Chair (2013–2016)
365 Things to Do in Moscow – Founder (2010-2013)
Urban Land Institute Russia – Executive Committee, Events Chair (2011–2013)
Junior Achievement of Central New York – Board Member, Alumni Chair (2008–2009)
Delta Chi Fraternity, Syracuse Chapter – Executive Board (2005-2008)

Past Awards:

40 Under Forty Honoree (Central New York Business Journal)
Board Member of Distinction (Junior Achievement of Central New York)
Beta Gamma Sigma (George Mason University)
Golden Key International Honour Society (George Mason University)
Sigma Iota Rho (Syracuse University)
National Residence Hall Honorary (Syracuse University)
Junior Achievement Scholarship (Syracuse University)

Which academic or extracurricular achievement are you most proud of during business school? Through UCLA’s Center for Global Management, I participated in two transformative immersion trips to Peru (Lima and Cusco) and Colombia (Bogotá and Medellín). These experiences offered firsthand insight into the investment opportunities emerging in Latin America, fueled by the creativity, resilience, and enterprising spirit of entrepreneurs across the region. The trips also underscored the region’s breathtaking beauty – with visiting Machu Picchu being an unforgettable highlight. Beyond the business and cultural exposure, these immersions created invaluable opportunities to connect with UCLA and NUS alumni living and working in both countries. These trips directly inspired my team’s MBA capstone project: consulting a Colombian furniture manufacturer on its strategy for expanding into foreign markets.

What achievements are you most proud of in your professional career? Throughout my leasing career, I have had the privilege of negotiating transactions with many dynamic global brands. A recent highlight was my securing the very first US leases with CHAGEE, a leading Chinese tea concept with over 6,400 stores. They are now open in Westfield Century City and are opening soon at two more LA malls.

Who was your favorite MBA professor? All the professors throughout my MBA journey have been outstanding. However, I have been fortunate to develop a close connection with Professor Emir Hrnjić at the National University of Singapore. Professor Emir, who taught the very first class in our program, set the tone from the beginning by emphasizing the importance of balancing serious academic study with building a global network. This perspective has inspired me to pursue professional connections with students and alumni around the world while also taking every elective that I could fit into my schedule. His course on financial technology and blockchain was particularly eye-opening, prompting me to seriously explore how emerging digital technologies could transform traditionally opaque asset classes like real estate and private equity.

Why did you choose this school’s executive MBA program? Earning an MBA has long been a personal goal of mine. I have always been drawn to international programs, especially those focused on emerging markets – a passion that began during my undergraduate studies in international relations at Syracuse University and deepened through my experience living and interning in Russia while pursuing my master’s in real estate development at George Mason University. The future of global economic growth lies in Asia and Latin America, two regions that are rich in culture and full of untapped economic potential, especially among their growing middle classes. The UCLA-NUS Executive MBA offered the perfect combination of intensive study abroad experiences in Asia (Singapore, Shanghai, Mumbai) and Latin America (Peru and Colombia), access to expansive alumni networks on both continents, rigorous and relevant coursework, and a reputation for academic excellence both nationally and internationally. The program has been an ideal match for my interests, values, and long-term professional ambitions.

What is the biggest lesson you gained during your MBA and how did you apply it at work? The most valuable lesson I have gained from my MBA so far is the importance of maintaining a global mindset. While I have always been intrigued by developments in international markets, I had not fully grasped the dynamic nature of foreign retail, especially in Singapore, China, India, Peru, and Colombia, until joining this program. Through my MBA experience, I have gained a deeper understanding of the cultural differences between the US, Asia, and Latin America, and learned that bridging these gaps can unlock exciting expansion opportunities with innovative brands. These insights have allowed me to negotiate leases for US malls with rapidly growing concepts from Asia like CHAGEE. I passionately believe that encouraging strong, cooperative relations and promoting global trade with our partners abroad offer far more economic benefits than embracing tariffs, isolationism, and closed borders.

Give us a story during your time as an executive MBA on how you were able to juggle work, family, and education? Given the demanding and condensed nature of the UCLA-NUS EMBA – just 15 months! – balancing school with work and family responsibilities has required meticulous time management. Every weekend – and most weeknights since the start of the program – has been dedicated to coursework for two distinct universities across two continents. A prime example of this balance was during our segment in Mumbai, which lasted three weeks. Each day consisted of UCLA coursework in the mornings, attending NUS classes during the day, joining networking dinners at night, and answering emails and making phone calls for my work back in the US during the overnight hours (US daytime). The only way to manage it all was to sacrifice sleep and maintain an extremely organized schedule. Despite the stress and pressure, I have been incredibly fortunate that my wife has been exceptionally patient, allowing me the space to fully dedicate myself to the program. Looking back, I am amazed that everything came together – and I could not have done it without her support.

What advice would you give to a student looking to enter an executive MBA program? I would highly recommend an international program to any student contemplating an executive MBA. If your finances, home life, and work commitments allow for it, the value of studying in foreign markets and interacting with classmates from diverse countries is lifechanging. The international connections enabled via such a program are critical to modern business. If not now, when? However, you must be mindful that the travel required in a global program will take a toll on your work and personal life. Be sure that you can dedicate time to both studies and travel before starting it.

What was your biggest regret in business school? My biggest regret is the brevity of my executive MBA program. As someone who genuinely enjoys learning (i.e., I am proud to be a nerd), I have enrolled in every elective course that fits into my schedule. While this has been immensely rewarding, offering new knowledge, perspectives, and connections, the pace has been incredibly intense. I would have appreciated more time to fully immerse myself in classes, network with peers, and taken advantage of valuable resources such as executive coaching and extracurricular activities offered by both universities.

Which MBA classmate do you most admire? There are several medical doctors in our program, all of whom I deeply admire. One of them, whom I hold in the highest regard, is Dr. Sashikumar Ganapathy. Sashi is a Senior Consultant and the head of the Children’s Emergency Department at KK Women’s and Children’s Hospital in Singapore. Additionally, he serves as an Assistant Dean and the Academic Vice Chair for the Duke-NUS Pediatric Academic Clinical Program. Despite his demanding roles in medicine, research, and education, Sashi is also an active member of his community and a dedicated husband and father to three young children. What strikes me most about Sashi is his remarkable humility. Despite his impressive accomplishments, he never speaks of himself and always puts others first. During our time in Mumbai, many classmates (including me) fell ill from travel-related exhaustion and food poisoning. Sashi selflessly dedicated himself to ensuring everyone’s recovery, even visiting pharmacies to collect medication. His kindness and selflessness are truly inspiring, and I have immense respect for him.

What was the main reason you chose an executive MBA program over part-time or online alternatives? I have completed several part-time and online education programs in the past, such as for my CFA and CAIA certifications and my California broker’s license. While I recognize and appreciate the value of flexible learning, I wanted something more immersive for my executive MBA experience. An MBA is as much about relationships as it is about coursework. I wanted my MBA studies to be a distinct, focused chapter of my life, not just another obligation alongside numerous other responsibilities. The UCLA-NUS EMBA was the perfect fit, with intensive, concentrated periods of study abroad that allowed me to fully immerse myself in the academic experience, free from the usual distractions and obligations of daily life, while building meaningful in-person connections with professors, classmates, and alumni.

How did you finance your EMBA and what did you do to make tuition and associated costs more affordable? My EMBA program has been entirely self-funded. After years of hard work and disciplined saving, supplemented by traditional student loans, I am grateful to have had the financial resources to independently finance my education.

What is your ultimate long-term professional goal? My long-term goal is to leverage my expertise in shopping center leasing, skills in private equity financial analysis, and familiarity with global retail markets to drive investment in Asian and Latin American retail brands. I deeply admire the innovative stores, entertainment uses, and dining concepts emerging from both regions and their potential for international expansion. Additionally, Asia and Latin America offer compelling growth opportunities, driven by expanding middle classes and increasing demand for diverse retail experiences. Both regions present significant untapped potential for investment in growing brands. I aim to establish a retail consultancy that both advises and invests in Asian and Latin American brands pursuing regional and global expansion, while also helping investors capitalize on retail investment opportunities in these dynamic markets. Equipped with my UCLA-NUS EMBA, global perspective, and professional adaptability, I am dedicated to identifying and capitalizing on opportunities to create a lasting impact on the global retail industry.

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