Concept #2 · Rev B · Jul 2026 · Working
Mirage Social Resort
Hybrid container boutique hotel + enclosed atrium + Mirage restaurant + 6 Manhattan shops. Bridge-adjacent — ~5 min to Crescent City Connection · ~10 min to the French Quarter. ~$3M all-in · hotel add ~$1.5M.
Investor line: “48 keys in a container ring around a 4-story indoor atrium. Mirage is the demand engine. NOLA peak nights at $179–$249. Hotel take-home ~$45k/mo stabilized after hotel opex and hotel share of the loan — not 5-star CBD, but bridge-adjacent overflow the West Bank doesn’t have yet.”
Location
| Fact | Spec |
|---|---|
| Site | 1705 Manhattan Blvd · Harvey · MU-CD · PLS #8387 · ~1.89 ac |
| Corridor | Manhattan & Westbank Expressway · ~45,000 VPD · Target / Fountain Park Centre |
| To Crescent City Connection | ~3–5 min |
| To CBD / French Quarter | ~8–12 min · ~7 mi |
| Peak demand | Mardi Gras · Jazz Fest · Saints · Jefferson ~95% hotel occ carnival weekends |
Massing · hybrid build
MANHATTAN BLVD
[Shop][Shop][Shop][Shop][Shop][Shop] ← 6 bays · 2×40′ HC each ≈640 SF
────────────────────────────────────
HOTEL LOBBY · 4-STORY ATRIUM
(container faces in · one roof)
────────────────────────────────────
MIRAGE RESTAURANT ← conventional open span · NOT containers
────────────────────────────────────
Sports bar → Palm Court (east)
Upper floors: 48 room modules · open void center · balconies F3–F4 only
Containers where it repeats. Conventional steel/PEMB where you need wide gathering space. One low-slope roof over the entire footprint — not a glass mall dome.
Container matrix
| Use | Qty | Shell @ $2k |
|---|---|---|
| Guest rooms (40′ HC) | 48 | $96,000 |
| Retail (6 suites × 2) | 12 | $24,000 |
| Stairs · MECH · laundry | 4 | $8,000 |
| Total | 64 | $128,000 |
Capital · $3M all-in
| Use | $ |
|---|---|
| Land (max) | 350,000 |
| Hotel add (48 keys · stack · roof/MEP share) | 1,500,000 |
| Mirage · lobby · 6 shops · site · parking · soft | 1,150,000 |
| Total | 3,000,000 |
| Source | $ |
|---|---|
| A&C loan | 2,750,000 |
| Sponsor cash | 250,000 |
Saves ~$1M–$1.5M vs stick-built 48-key resort. Container path is the budget unlock — not luxury finishes @ CO.
Hotel only · monthly (after opex + hotel loan)
Hotel share of loan ~$1.375M · P&I ~$10,300/mo. Excludes Mirage bar and retail.
| Tier | ADR · Occ | Gross/mo | Net/mo |
|---|---|---|---|
| Year 1 ramp | $125 · 55% | ~$103k | ~$25k |
| Downside | $115 · 52% | ~$86k | ~$18k |
| Likely · NOLA peaks in mix | $138 · 66% | ~$133k | ~$45k |
| Strong · festival years | $155 · 72% | ~$163k | ~$61k |
| Peak season (55–70 nights/yr) | Occ | ADR |
|---|---|---|
| Mardi Gras · Jazz Fest · Saints · conventions | 90–100% | $179–$249 |
Concept vs Concept
Concept #1 · Mirage District
~$1.27M all-in · 2 PEMB buildings · 10 retail · no hotel. Active permit path. ~$83k–$100k/mo operator NET stabilized. Best for minimal cash + bank.
Concept #2 · Mirage Social Resort
~$3M all-in · 48 keys · atrium · 6 shops. Bridge-adjacent NOLA overflow. Hotel ~$45k/mo net + Mirage + retail upside. Pre-app pivot.
CO vs Phase 2
| @ Certificate of occupancy | Defer to NOI |
|---|---|
| 48 keys · 6 retail shells · Mirage shell · one TPO roof | Wing → 72–80 keys |
| Exposed container atrium · balconies F3–F4 | Chandelier · skylights · glass elevator |
| Soft Palm Court (strings · turf) | Hardscape · stage · screen |
Honest positioning
- Not Forbes 5-star — boutique destination · upper-mid independent.
- Yes bridge-adjacent · ~10 min to Quarter · free parking · festival compression.
- $89/night = opening promo only — not base rate.
- 48 keys phase 1 — parking cap · not 80 @ CO.
1705 Manhattan Blvd · Harvey · Jefferson Parish only · Does not supersede PEMB permit set until Planning confirms hybrid path.