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P3 Index
Finding the cities ready to partner
UX Research
Product Strategy
Product Design
Where public partners are ready to build.
Propertize is a boutique master developer from the New York area, building sports-anchored, mixed-use entertainment districts with cities across the US. In a public-private partnership the city is a financial partner, so picking the right city matters as much as picking the right site.
I led the strategy, research and design of the P3 Index, a proprietary tool that rates 301 US cities on their capacity to partner.
A P3 is only as strong as the public partner behind it.
The facts that decide a city's capacity to partner (its credit, its tax base, its incentive tools) live in a dozen disconnected places, in different formats, on different scales. Most developers judge them one deal at a time. Pursuit capital gets spent before anyone knows if the city can deliver.
Two sides of the table. One shared deal.
I ran working sessions with Propertize's principals, business development and finance teams, and mapped what city managers, mayors, councils and economic development staff need to see from a partner. The same gaps showed up on both sides.
fact base
Evidence before interface. Every number needs a source.
Before designing a single screen I mapped the decisions, the people making them, and the data that could support them honestly. I wrote the product strategy that set the rubric, the audiences and the experience principles.
Before any screen, a sheet of paper.
I worked out the structure by hand first: where each fact lives, how to put credit, growth and incentives on one scale, and what a team should see the moment they open a city. These sketches became the rubric and the city profile.
Learning from the developers who define the category.
Drawing on my work alongside large-scale corporate development teams, I studied how the country's leading mixed-use developers pick markets and structure districts with their public partners. The Index brings that discipline to a growing developer, before the first site visit.
Your strategy, your weights.
Five categories, each built from sourced inputs and scored 0 to 100. Every team weighs them differently, so the ranking re-sorts live as priorities change. Try it below with the real scores for the top 24 cities.
80+
70–79
60–69
50–59
under 50
Quiet, fast, and built to be checked.
A black-and-white interface with one job: get a team from a national list to a defensible shortlist. Rankings, city profiles, the rubric and the data sources are each one click away, on desktop and on a phone between meetings.
Austin, Texas. Answer first, then the math.
The city profile leads with the verdict: tier, score and rank. Every category opens into the inputs behind it, with the source and date on each one. Gaps are labelled, never hidden. This is Austin's profile, recreated from the app.
Districts are built for people. So the data starts there.
A council votes on what residents will live with for decades. So the Index carries community data from the same public sources city staff already trust, in plain language a resident could follow.
From scattered sources to a deal everyone can see.
The Index is the middle of the system. Data flows in from public and licensed sources, gets normalized and scored, and flows out to the three groups who have to agree before a district gets built.
A first look at a deal, in one screen.
Once a city makes the shortlist, the estimator turns a candidate site into a budget, an income picture and a value, using local construction and rent assumptions. It's the start of underwriting, not the end.
Two calendars. One plan.
A sponsored P3 moves at the pace of the public process: work sessions, procurement, term sheets and votes. The Index lets the developer front-load the homework, so the first meeting already speaks to the city's credit, incentives and community goals, and the RFP response is built on the same facts the council will see.
Everything a P3 screen needs. In one place, for the first time.
The research made one thing clear: no single vendor covers it. Credit lives with the rating platforms, rents with the real estate data firms, foot traffic with location analytics, and incentive programs with nobody. The Index brings all of it into one score a team can act on.
A months-long screen, now minutes.
The P3 Index gives a growing developer the market discipline of the largest firms: a national view of where public partners are ready, a sourced reason for every rank, and a shared fact base to bring to the table.
Partnerships do.
Want to
see more?
Reach out to view more of my portfolio work – including projects from Disney, Wolf & Shepherd, Franklin Templeton, Block One, and JPMorgan.
Current availability
We’re open for business and new collaborations.
Current availability
We’re open for business and new collaborations.