Syndications & Partnerships


Sticks Holdings, LLC (“Sticks”) seeks to raise equity capital for the acquisition and development of commercial land and buildings in core urban markets of Southern California and similar low income, dense infill markets across the United States.   While these communities historically have been outside the focus of main stream developers  we have concentrated and specialized in these markets as they have exhibited strong economic growth, incredible density, fast growing  family oriented communities, job creation and positive trends in net absorption and cap rates of retail and office assets.

Sticks will target well positioned development sites ranging from a minimum of 25,000 square feet to 200,000 square feet for the development of commercial real estate assets consisting of Single and Multi-Tenant NNN retail assets and Multi-Tenant Office assets. In addition, due to our expertise in these markets we are able to procure “value add” assets not on the open market. We rehab, improve and re-tenant these assets quickly creating immediate cash flow and cap rate reductions.


The objective of Sticks is to provide private investors with superior above market risk adjusted rates of return from capital events including but not limited to a sale, refinance or equity replacement of the asset at any point in the development cycle.  Target yields for investors will be minimum double digit cash on cash return and a minimum high percentage IRR.

We syndicate with private investors, small businesses and non-profits. We would be honored to meet with you to discuss and review specific case studies of previous developments and acquisitions and to discuss the placement of your equity. Again, Sticks has historically provided yields exceeding market standard returns on fee simple completed development and rehab projects over the last 25 years and projected yields exceeding market average on current projects being entitled or under development.


Over the years Sticks Holdings has partnered with community non-profits and has acted as consultants, educators and equity partners. We believe in the power of non-profits to create change in the community and we are honored to work alongside with them.  If you are a non-profit we would be privileged to assist in your commercial development endeavors.

Sticks Holdings, LLC is managed by Curtis Fralin. Together with our team we have a cumulative real estate investment industry experience exceeding 50 years of negotiation, management, operational expertise and skills in the development, acquisition, management and disposition of real property assets.  Additionally, real estate professionals within Sticks and Fralin Commercial have over 75 years of cumulative experience in leasing and investment sales brokerage.


The “Sticks” investment strategy is to target, acquire and develop single and multi-tenant retail shopping centers and office buildings.  Sticks utilizes brokers, owners direct, bank owned properties and municipalities to locate a pipeline of assets for acquisition and development.  “Sticks” will target assets based upon the following criteria and strategy:

Primary Target Markets

  1. 1. Southern California- South
  • South Los Angeles, Watts, Compton, Inglewood, Long Beach
  1. 2. Southern California-East
  • East Los Angeles, Norwalk, Bell, Whittier, Lakewood.
  1. 3. Chicago
  2. 4. Oakland
  3. 5. Detroit

Property Types

  1. 1. Land
  • Commercial Zoned Sites
  • Hard Corner Signalized Intersections
  • The minimum targeted square feet will be 25,000 feet for strip centers and up to ten acres for grocery anchored or destination centers.
  1. 2. Shopping Centers
  • Existing Value Add
  • Rehabilitation
  • Repositioning
  1. 3. Office Buildings
  • Existing Value Add
  • Rehabilitation
  • Repositioning


  • Market Overview
  • Traffic/Access
  • Layout/Topography
  • Environmental
  • Submittal for permits
  • Insuranc/Bonding
  • Attend Public/ Gov. Hearings
  • Determine optimal financial structure
  • Selection and conceptual design
  • Conceptual Budget & Schedule
  • Design Phase Estimated
  • Value Engineering
  • Lease Review & Abstracts
  • Long Lead Procurements
  • Contractor qualifications and negotiations
  • Site Inspections
  • Cost Control/CO’s/RFI’s
  • Schedule Management
  • Funding & Tracking
  • Inspect/prepare punchlist
  • Complete punchlist
  • Summarize all warranties
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