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.

James C. Williams IV

  • James Williams is a seasoned strategist and government affairs leader with more than a decade of experience in housing, racial justice, and public policy. As Senior Advisor, Strategic Partnerships at PHNX, James leads legislative outreach and strategic engagement efforts to position the firm as a high-impact implementation partner in affordable housing delivery across New Jersey.

    His work focuses on building relationships with key stakeholders—state agencies, legislators, municipalities, and advocacy organizations—to advance funding, policy, and programmatic alignment with PHNX’s development goals. James plays a central role in shaping the firm’s strategic visibility and expanding its network of municipal and nonprofit partners.

    Prior to joining PHNX, James served as Chief of Staff at Rutgers University–Camden and as Director of Racial Justice Policy & Government Relations at Fair Share Housing, where he led transformative policy campaigns, secured multi-million-dollar investments, and built coalitions to advance equity in housing. He is also an educator, serving as an adjunct professor of criminal justice at Rutgers–Camden, and a board member of South Central Jersey Habitat for Humanity.

    James holds a B.S. in Psychology and an M.S. in Criminal Justice, and is completing his Executive Master of Public Administration at Rutgers–Camden. He is a past recipient of the NJ.com Top 100 Policy Makers award and the Latino Action Network’s Civil Rights Award.

Hannah Savage

  • Hannah brings a multidisciplinary background in real estate development, residential design, and engineering to her role as Senior Project Manager at PHNX. She oversees projects from early feasibility through construction, coordinating consultants, managing schedules and budgets, and ensuring projects move efficiently from concept to delivery.

    Prior to joining PHNX, Hannah worked across development and engineering environments where she managed site feasibility analysis, consultant teams, and construction coordination for projects of varying scale. Her experience includes due diligence, zoning and site planning, project budgeting, and value engineering, giving her a strong technical foundation for managing complex development efforts.

    At PHNX, Hannah plays a key role in coordinating the design and development process and maintaining alignment between project teams, schedules, and execution.

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.

Andrew Most

  • Andrew is a Project Manager at PHNX, where he specializes in modular and panelized construction. Having overseen more than $50 million in townhome developments, he brings a strong combination of entitlement management, project coordination, and cost control to every phase of the development process.

    Andrew has gained hands-on experience managing multifamily and residential projects throughout New Jersey, working closely with contractors, consultants, and internal teams to ensure efficient delivery and high-quality outcomes. His familiarity with both modular and panelized construction methods gives him a forward-thinking approach to improving speed, scalability, and cost-effectiveness in housing development.

    A native of Scotch Plains, New Jersey, Andrew holds a B.A. in Economics from the University of Massachusetts Amherst and a Master’s degree in Real Estate Development from New York University. He is committed to expanding access to affordable housing and driving meaningful impact in communities throughout the state.