Louisiana low-end research · Jul 2026
Sources: LA ~14% below US avg (CostFlowAI) · PEMB shell $14–30/SF package · NOLA turnkey PEMB $35–60/SF installed (Red Iron Buildings) · Commercial new $215–415/SF typical / we build lean · Hotel market $80k–250k/key · Mirage path = PEMB + repeat LGS × 48 @ ~$8,333/key installed vs market $45k–65k/key turnkey · Restaurant TI $275–530/SF typical / we VE to stained slab + hood · Skilled labor ~$39/hr LA avg.
How Mirage hits low: one PEMB shell · open court (no roof over 4,800 SF) · zero drop ceilings · black-box ballroom · 6 chefs but lean equipment · owner GC · repeat room type × 48 · shell retail + 3 finish only.
How Mirage hits low: one PEMB shell · open court (no roof over 4,800 SF) · zero drop ceilings · black-box ballroom · 6 chefs but lean equipment · owner GC · repeat room type × 48 · shell retail + 3 finish only.
| Benchmark | Market | Mirage target |
|---|---|---|
| Hotel room build + FF&E (48 keys) | $45,000 – $65,000 / key | $11,417 / key ($380k + $168k FF&E) |
| PEMB 3-story 200×84 shell + erect | $1,400,000 – $1,650,000 | $900,000 |
| Slab-on-grade ~12,000 SF | $22 – $28 / SF | $16.42 / SF |
| Parking stall surface | $1,200 – $1,800 / stall | $850 / stall |
| Plunge pool 15×35 turnkey | $35,000 – $55,000 | $22,000 |
| Commercial kitchen 6-concept | $120,000 – $180,000 | $69,000 |
Line-item schedule · Mirage target filled · you beat it
Every row = exact Day 1 @ CO scope. Mirage Target $ is our floor. Market Typical $ is what Louisiana contractors usually quote. Write your number in Your Bid $ — lower wins if scope is complete.
| Line | Description · exactly included | Qty | Unit rate | Mirage $ | Market $ | Your bid $ |
|---|---|---|---|---|---|---|
| Division 02 · Site · civil · outdoor | ||||||
| 2.01 | Clearing & grading · flag lot bowl · Zone X · no fill in AE neck | 1 | LS | 22,000 | 38,000 | |
| 2.02 | Parking · crushed/PICP · stripe · ADA · 120 stalls · south bowl only | 120 | $850/stall | 102,000 | 156,000 | |
| 2.03 | Drive · one curb cut · enter east / exit west · 4-car queue · ADA walk 6′ | 1 | LS | 11,000 | 20,000 | |
| 2.04 | Utility trenches & stubs · water · sewer · 400A elec · comm · grease pit west | 1 | LS | 28,000 | 48,000 | |
| 2.05 | Stormwater SPR-1 · detention ~3,900 CF · civil PE sealed | 1 | LS | 35,000 | 55,000 | |
| 2.06 | Landscape Day 1 · portal · palms · strings · sign · north buffer | 1 | LS | 12,000 | 28,000 | |
| 2.07 | Plunge pool 15′×35′ · equipment · ≤10′ deck · key gate · no public swim | 525 | $42/SF | 22,000 | 42,000 | |
| 2.08 | Event lawn turf in court void 120′×40′ | 4,800 | $1.67/SF | 8,000 | 18,000 | |
| 2.09 | Stage 32×12 + projector + tension screen · AV power · no permanent LED | 1 | LS | 10,000 | 22,000 | |
| Subtotal · Site | 250,000 | 427,000 | ||||
| Division 03 · Concrete | ||||||
| 3.01 | Slab-on-grade ~12,000 SF (200×84 minus 120×40 void) · rebar · vapor · anchor template | 12,000 | $14.83/SF | 178,000 | 264,000 | |
| 3.02 | Kitchen turn-down · trenches · cloud kitchen 42×30 + chef hall 60×60 | 1 | LS | 14,000 | 22,000 | |
| 3.03 | Pool & stage footings · north palm court | 1 | LS | 5,000 | 10,000 | |
| Subtotal · Concrete | 197,000 | 296,000 | ||||
| Division 13 · PEMB · one shell 200×84×3 | ||||||
| 13.01 | PEMB package · 8 bents @ 25′ · L1 eave 16′ · portal RO 35′ · 3 roll-up RO west · IMP · hurricane-rated Jefferson | 16,800 | $40.77/SF ftpr | 685,000 | 1,180,000 | |
| 13.02 | PEMB erection · crane · bolt-up · dry-in · no roof over court void | 1 | LS | 155,000 | 240,000 | |
| Subtotal · PEMB | 840,000 | 1,420,000 | ||||
| Division 09 · L1 program · finishes @ CO | ||||||
| 9.01 | Grand Arrival 75×36 · sealed conc · stone · bar MW-1 · exposed deck · NO drop ceiling | 2,700 | $9.26/SF | 25,000 | 52,000 | |
| 9.02 | Six Chef Hall 60×60 · stained conc · black spray deck · 6 concepts @ CO · 3 roll-ups operational | 3,600 | $6.94/SF | 25,000 | 68,000 | |
| 9.03 | Cloud kitchen 42×30 · quarry tile · FRP · 6 cubicles · walk-in · dish | 1,260 | $19.84/SF | 25,000 | 48,000 | |
| 9.04 | Mirage Ballroom 75×60 · black box · drape · uplight · 299 OL path | 4,500 | $3.56/SF | 16,000 | 42,000 | |
| 9.05 | Retail shell × 7 · 25×30 each · demising · slab · court door · Manhattan solid | 7 | $2,500/bay | 17,500 | 35,000 | |
| 9.06 | Retail lease-ready × 3 · LVP · paint · base electric · food-adjacent bays | 3 | $7,500/bay | 22,500 | 45,000 | |
| 9.07 | Passenger elevator · 3-stop · core 10×10 · pit · permit | 1 | each | 55,000 | 82,000 | |
| 9.08 | Manhattan facade · SF-1 glass 35×28 · stone · slat · sign · §40-447(h) | 1 | LS | 28,000 | 95,000 | |
| Subtotal · L1 finishes + facade + elev | 214,000 | 467,000 | ||||
| Division 09 · L2–L3 hotel · 48 keys · RM-1 12×28 | ||||||
| 9.10 | LGS framing + rough MEP · 48 identical bays · stacked wet walls · mock-up 1 first | 48 | $4,000/key | 192,000 | 360,000 | |
| 9.11 | Room finish · LVP · paint · in-room bath 3×8 each · trim · doors/windows | 48 | $3,917/key | 188,000 | 480,000 | |
| Subtotal · Hotel build (excl FF&E line 12.03) | 380,000 | 840,000 | ||||
| Division 08 · Doors · windows · roll-ups | ||||||
| 8.01 | D-01 portal + D-02–04 roll-ups + 10 retail + 48 hotel + 3 RR + 6 pickup + egress | 1 | LS | 18,000 | 32,000 | |
| Division 22 · Plumbing · restrooms | ||||||
| 22.01 | RR-1 public 18×12 · 4 stalls · 2 lav · ADA · signature tile | 1 | bank | 16,500 | 28,000 | |
| 22.02 | RR-2 court/retail 18×12 · 4 stalls · west leg | 1 | bank | 15,500 | 26,000 | |
| 22.03 | RR-3 employee 8×10 · 2 WC · 2 lav · BOH only | 1 | bank | 5,500 | 9,000 | |
| 22.04 | Kitchen plumbing · floor sinks · hand wash · 6 lines · to grease interceptor | 1 | LS | 18,000 | 32,000 | |
| 22.05 | Grease interceptor · west spine · sized 6-concept kitchen | 1 | each | 9,500 | 16,000 | |
| 22.06 | Water heaters · hotel 48 keys + kitchen + RR load | 1 | LS | 9,000 | 14,000 | |
| Subtotal · Plumbing | 74,000 | 125,000 | ||||
| Division 23 · HVAC | ||||||
| 23.01 | L1 RTUs · makeup air · chef hall · ballroom · exposed duct minimal | 1 | LS | 52,000 | 98,000 | |
| 23.02 | PTAC or per PE · 48 hotel rooms | 48 | $780/key | 37,440 | 62,000 | |
| 23.03 | 28′ Type I hood · exhaust · makeup · Ansul coordination | 1 | LS | 28,000 | 48,000 | |
| Subtotal · HVAC | 117,440 | 208,000 | ||||
| Division 26 / 21 · Electrical · fire | ||||||
| 26.01 | 400A service · panels · branch · court lights · sign · stage · hotel · kitchen | 1 | LS | 68,000 | 115,000 | |
| 26.02 | Fire alarm · horn/strobe · addressable | 1 | LS | 11,500 | 18,000 | |
| 21.01 | NFPA 13 wet sprinkler · full shell · kitchen hood tie-in | 16,800 | $3.10/SF | 52,080 | 88,000 | |
| Subtotal · Elec + fire | 131,580 | 221,000 | ||||
| Division 11 · Kitchen equipment · Division 12 · FF&E | ||||||
| 11.01 | Kitchen equipment · 6 concepts · line · prep · cold · all-electric · startup | 6 | $5,833/concept | 35,000 | 95,000 | |
| 12.01 | Grand Arrival bar equipment allowance | 1 | LS | 8,000 | 18,000 | |
| 12.02 | Ballroom · drape · chairs stack 299 · portable AV | 1 | LS | 10,000 | 22,000 | |
| 12.03 | Hotel room FF&E · bed · desk · fridge niche · TV · 48 keys @ $3,500 | 48 | $3,500/key | 168,000 | 240,000 | |
| 12.04 | Chef hall furniture · tables · cream seats · marble · purple stools | 1 | LS | 14,000 | 28,000 | |
| Subtotal · Equip + FF&E | 235,000 | 403,000 | ||||
| General conditions | ||||||
| 01.01 | GC supervision · temp power · cleanup · insurance · 16-week schedule | 16 | $3,500/wk | 56,000 | 95,000 | |
| 01.02 | Permit coordination · inspections · CO punch · permit fees excluded | 1 | LS | 12,000 | 22,000 | |
| 01.03 | Contingency · owner line · or include in your lines | 1 | LS | 49,980 | 75,000 | |
| TOTAL GC SCOPE · DAY 1 @ CO | $2,575,000 | ~$3,859,000 | $ | |||
| + Land (owner · not GC): $425,000 · All-in cap target: $3,000,000 · Market all-in same scope: ~$4,284,000 | ||||||
Restrooms · not hotel in-room · included in lines above
| Mark | Size | Fixtures | Mirage $ | Serves |
|---|---|---|---|---|
| RR-1 | 18×12 | 4 stalls · 2 lav | 22.01 · $16,500 | Bar · dining · ballroom · hotel @ L1 |
| RR-2 | 18×12 | 4 stalls · 2 lav | 22.02 · $15,500 | Retail · court · lawn |
| RR-3 | 8×10 | 2 WC · 2 lav | 22.03 · $5,500 | Kitchen staff only |
| 48 in-room | 3×8 each | tub/shower · vanity | 9.11 · incl | Inside each hotel room · NOT public RR |
Submit your bid · beat $2,575,000
Attach: completed Your Bid $ column · sub list · insurance · schedule · exceptions (if any — expect rejection if scope gaps).
PDF: scripts/build-gc-bid-sheet.sh → Desktop SEND-TO-CONTRACTOR-2D-GC-BID-SHEET.pdf · MEP/plumbing by SF: 1705-CONCEPT-2D-MEP-PLUMBING-BRIEF.html · Drawings: D2-A1-1 · D2-A2-3–6 · P2 PEMB