ABOUT

PHNX is a vertically integrated affordable housing development firm specializing in volumetric modular construction methods.

Since 2019, PHNX Development Partners has worked to transform how housing is built in New Jersey. What began as a mission-driven firm focused on affordable housing has grown into a vertically integrated development group delivering both affordable and market rate projects across the state.

We bring a strategic, systems-based approach to every phase of development—from feasibility and design to financing and construction. Our specialization in volumetric modular construction allows us to accelerate timelines, minimize site disruption, and deliver quality projects more efficiently.

PHNX works with a range of partners, including municipalities, non-profits, and private investors to bring projects to life. We structure joint ventures and continue to build relationships with equity partners to expand our reach and capacity, including our ongoing collaboration with Clinton Street Partners.

Together, our leadership team brings decades of experience in real estate development, investment, and asset management, and has collectively developed or acquired over 3,000 units. As New Jersey continues to face urgent housing needs, PHNX is focused on delivering practical, high-performing projects that meet the demands of both residents and local communities.

COLLECTIVE EXPERIENCE

$1 B+

TOTAL DEVELOPMENT COSTS

3,000+

UNITS

Daniel Zullo

  • Daniel Zullo is the Founder and Managing Partner of PHNX, bringing extensive experience in affordable housing development, financing, and construction. He has been a leader in advancing the use of volumetric modular construction to accelerate project timelines, reduce disruption, and deliver high-quality housing more efficiently.

    A specialist in community-focused housing strategy, Daniel has led PHNX in partnering with municipalities, non-profits, and public agencies across New Jersey to deliver sustainable, scalable housing solutions. His expertise in navigating public processes, structuring developments, and executing complex projects has positioned PHNX as a trusted partner across the state.

    Daniel is a Certified Public Accountant (CPA-Inactive) and holds a B.A. from Saint Joseph’s University’s Haub School of Business.

Matthew Zullo

  • Matthew Zullo is a Partner at PHNX, with 20 years of experience in real estate development, finance, and asset management. His work spans multifamily, office, and mixed-use projects, with a focus on affordable housing backed by LIHTC, AHTF, and hybrid capital stacks. He also brings deep knowledge of prefabricated and off-site construction methods.

    At PHNX, Matthew leads strategy and financial execution across the firm’s development pipeline, from early-stage feasibility and deal structuring through precon and launch. He brings an investment-driven approach to mission-aligned projects, balancing underwriting discipline with long-term impact.

    He is also Managing Partner of Clinton Street Partners, PHNX’s equity partner, where he oversees capital strategy and all investment activity.

    Matthew holds a B.A. in International Affairs from George Washington University and an M.S. in Real Estate Finance from NYU.

John Gloria

  • John brings nearly three decades of experience in residential, multifamily, and community-based construction and development. He has led complex projects throughout New Jersey, from large-scale renovations to ground-up builds, overseeing pre construction planning, permitting,  underground utility coordination, and on-site execution.

    In addition to his broad construction leadership, John has deep experience in multi-unit modular construction methods and execution. He is well-versed in the unique workflows, technical requirements, and coordination strategies necessary to deliver high-performance housing at scale.

    His practical leadership and deep industry knowledge continue to support PHNX’s mission to efficiently build more affordable housing.

    He holds a Juris Doctor (JD) from Nova Southeastern University Shepard Broad College of Law and a Bachelor of Science (BS) in Business Administration from Ramapo College of New Jersey.  

Daniel Stout

  • Dan brings a decade of hands-on experience managing residential construction across New Jersey, with a sharp focus on quality, safety, and efficient project delivery. He has overseen a wide range of developments—from townhome communities to custom single-family homes—guiding each project from preconstruction through closeout with precision and discipline.

    Prior to joining PHNX, Dan managed site operations at Ryan Homes and DR Horton, where he was responsible for subcontractor coordination, quality control, schedule management, and field training. His background also includes work in millwork coordination and preconstruction planning, giving him a strong command of field logistics and trade sequencing.

    Dan is known for his practical leadership on site and his ability to maintain high standards under pressure. At PHNX, he plays a key role in turning design into execution.

Tyler Luszik

  • Tyler is a Project Manager at PHNX, where he brings a strong foundation in architecture, construction coordination, and project design execution. With hands-on experience across a wide range of projects—from university buildings and theaters to educational facilities and retail spaces—Tyler offers a unique blend of design insight and field-level project management.

    Before joining PHNX, Tyler contributed to major construction and renovation projects in both the public and private sectors, collaborating with engineers, contractors, and architects to ensure seamless integration of systems and on-time delivery. His background in BIM coordination, design documentation, and site operations gives him a deep understanding of the challenges and opportunities in modular and multifamily construction.

    A graduate of Penn State University’s College of Arts & Architecture, Tyler is committed to building high-quality housing that meets the needs of New Jersey communities while pushing for innovation in how we design and deliver homes.

Andrew Most

  • Andrew is a driven project manager with a passion for modular construction and affordable housing. He has overseen over $50 million in townhome construction projects across New Jersey, gaining valuable hands-on experience early in his career.

    A native of Scotch Plains, New Jersey, Andrew holds a B.A. in Economics from the University of Massachusetts Amherst and is currently pursuing a Master’s in Real Estate Development at New York University. He is committed to helping expand access to affordable housing and creating lasting, positive change in communities across the state.