Phased Delivery Carry Calculator

Phasing delivery starts rent earlier. This calculator sizes benefit.

Monthly rent/unit

Total units

Phase 1 months early

Phase 1 units

Monthly carry (unused)

Carry offset benefit

$1,101,600

Early revenue

$1,134,000

Coordination cost

$32,400

How the math works

Early revenue = rent × phase 1 units × months × 75% lease-up factor. Coordination cost = carry × 3% × months early.

Phased delivery makes the most sense when phase 1 can absorb 30-50% of the total project units. Smaller first phases don't move the needle on overall carry; larger ones create more project management than they're worth. Test the math on both phase scenarios before locking the sequence.

How to Use

Enter monthly rent potential.
Enter total units.
Enter phase 1 delivery months early.
Enter phase 1 unit count.
Enter monthly carry.
Read carry offset benefit.

Frequently Asked Questions

When phasing helps?

Large projects (200+ units). Predictable lease-up. Sequential deliverable units (buildings, floors). Fast-lease markets where earlier rent matters. Each argues for phased delivery; not all project types amenable.

Cost of phasing?

Extra trade demobilization/remobilization. Separate CO for each phase. Extended superintendent days. Additional insurance coverage periods. Typically 1-3% cost premium. Must be less than rent-start benefit to pay back.

Coordination cost?

Owner and GC add coordination staff. Phasing adds change orders. Scope overlap creates finger-pointing. Budget 2-5% additional soft cost for coordination. Phasing works best when GC team has done it before.

How often should I rerun this?

Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.