Unit Mix Math

A unit mix is both a plan arrangement and an income assumption. Studios, one-bedroom and larger units use different amounts of floor area and may attract different rents and operating costs. The mix therefore links the physical layout to the project’s financial model.

Different homes share one floor-area budget

Illustrative net unit-area budget; circulation and cores are already excluded. Studios are 450 SF at $1,250/month; 1BRs are 650 SF at $1,550; 2BRs are 950 SF at $2,100. Counts are reduced proportionally when needed, then remaining area fills in studio, 1BR, 2BR order without exceeding requested counts. NOI assumes 95% collection and a 35% expense share; there is no proven optimal market mix.

Changing the mix can also change the number of kitchens and bathrooms, plumbing runs, parking demand and the way units fit a floor plate. The direction and size of those effects depend on the project. A denser mix may use area differently, but it can also add doors, fixtures and management work.

This makes the mix a useful subject for early comparison. Architects can test whether the requested proportions fit the site and building form, while developers test whether the resulting rent and cost assumptions make sense. No mix is best in the abstract; it depends on local demand, constraints and the project’s goals.