World 1 · The site today

Empty bowl.
Full future.

1705 Manhattan Blvd — 1.89-acre flag lot on the West Bank · PLS #8387 · Zone X bowl. Today it reads as raw land and grading. Click any world below — the whole page transforms. This is where a $3M open-court resort lands.

1.89 acFlag lot

Zone XFlood bowl

203′Build width

Concept #1120×60 hall · ~$1.27M · no hotel Concept 2D ★48 keys · open court · ~$3M

1705 Manhattan at night — site today — **8768 · Manhattan arrival**Real property photo · gateway work underway

Wide site view today — **Wide field view**South parking bowl · neck grading

Aerial stitch survey — **Survey centroid aerial**PLS #8387 geometry lock

Compass field photo — **Field compass · NE**On-site documentation

Entrance mouth plan photo — **Entrance mouth**Manhattan visibility line

Why this site

Bridge-adjacent · Target corridor · ~45k VPD on Westbank Expressway. Occupied program stays in the Zone X bowl — neck and north buffer stay landscape and drive.

3–5 min

To Crescent City Connection — CBD overflow without French Quarter parking wars.

MU-CD

Mixed-use commercial district · retail · assembly · hotel keys permitted path.

SPR-1

Jefferson storm detention ~3,900 CF · LID on ~37,485 SF impervious.

World 2 · Open court resort

The courtyard
they can't walk past.

Concept 2D — one 200×84′ PEMB shell wrapped around a 120×40′ open court. Louisiana sky · turf lawn · palms · screen · pool axis. Six Chef Hall west · Mirage Ballroom east · Grand Arrival on Manhattan. Not a roadside hotel — a destination.

120×40Open court

16,800SF footprint

299Ballroom OL

6Chef concepts

Concept 2D aerial open court — **Open court · aerial**120×40 turf void · U-shaped shell · open sky

Concept 2D board render — **Resort board render**Manhattan frontage · court reveal

Grand opening courtyard — **Grand opening vision**Strings · palms · lawn energy

Courtyard looking in — **Looking into court**Glass reveal from arrival hall

Photoreal aerial locked — **Photoreal aerial**Jul 2026 lock · full campus

L1 program · one shell

Restaurant + lobby + event under one roof · cloud kitchen 42×30 NW BOH · retail 10×750 south.

Six Chef Hall · 60×60

3,600 SF dining · 6 pickup windows · 3 roll-ups to lawn · stained slab · black spray deck.

Mirage Ballroom · 75×60

4,500 SF · 299 seated · weddings · corporate · black-box Day 1.

Grand Arrival · 75×36

35′ glass on Manhattan · cocktails · straight vista to court · destination-first.

World 3 · 48 keys

Bridge overflow
captured upstairs.

48 court-facing keys · RM-1 repeat 12×28 · L2 + L3 · PTAC each. Tourists who can't get a CBD room on Saints night or Mardi Gras Saturday book here because the courtyard is already the party — not because it's cheap.

48Keys

$138ADR Likely

66%Occ Likely

$45kNET/mo

Resort entrance final — **Resort entrance**Manhattan · eat · drink · stay

Pool experience board — **Plunge pool axis**15×35 Day 1 · key-gated

Photoreal forecourt — **Forecourt clear**Arrival sequence · palms north

Realistic entrance 8768 — **8768 entrance realistic**Windshield moment · glow throat

Plan accurate oblique — **Oblique massing**3-story PEMB bar · hotel repeat

Hotel vs commodity roadside

Generic chain

Guest watches TV · drives elsewhere for dinner
ADR capped by "it's Harvey" perception
Empty lobby 22 hours/day

Mirage court-facing keys

Books for the courtyard vibe · balcony on the show
Walk-up at 10 PM — already at the party
Quiet Keys vs Event View tiers · same building

World 4 · NOLA pull

They cross the bridge
for the experience.

Metro NOLA · 26,000 hotel rooms — still sold out on peak weekends. Mardi Gras ~87% avg · 95% peak Saturday. Mirage catches overflow with a courtyard party in the lobby, not a sign and a couch.

8–12 minTo French Quarter

175–280Wedding guests

~60Beauty stations

Windshield night arrival — **Windshield arrival**First 3 seconds · destination read

Watch party night — **Saints watch night**Courtyard screen · lawn pods

75ft gate dusk — **Manhattan gate dusk**§40-447(h) elevation read

Irresistible entrance dusk — **Irresistible entrance**Can't drive past energy

Beauty storefronts — **Beauty district**~60 station licenses · daily traffic

Five reasons tourists stop

Mardi Gras · Jazz Fest

West Bank rooms when Quarter is packed · courtyard party in the lobby wins the booking.

Saints · LSU

Property IS the sports bar · keys upstairs when the game ends.

Weddings

Courtyard ceremony · 299-seat ballroom · hotel block — one stop, not three venues.

Bridge economics

CBD $250–$400/night peak pushes groups west · our Likely $138 ADR with upside.

Food platform

Six chefs bring crowd · Mirage owns every drink · food is bait.

Beauty daily

Pearl-style suites at $225/wk · stylists bring bodies every day.

World 5 · One Saturday

Brunch to last call.
One register.

Walk one Saturday with us. Vendors bring people. The courtyard keeps them. The bar monetizes every hour. Hotel keys capture the ones who won't drive back across the bridge. Full Saturday Movie →

11 AMBrunch open

~$21kStretch bar day

12 AMLast call

Dining wide south — **Brunch hall**Grand Arrival → chef hall

Bar TVs courtyard — **Game day bar**Courtyard view · round crush

Purple barstools — **Date night bar**Purple stools · marble · cream seats

Supper club reference — **Supper club energy**7:30 PM · nobody leaves

Full bar wall — **Mirage bar wall**One alcohol license · every round

Saturday timeline

11 AM

Brunch opens · smells like a restaurant

Doors on Manhattan. Six chefs cooking. Tourists who couldn't get a CBD reservation find us on the map.

Bar brunch · ~$1,500–$2,000 before noon

2 PM

LSU · Saints · families on the lawn

Courtyard screen. Pods booked. Watch wall is the attraction — tacos are bait.

Game-day bar · ~$5,000 by dinner

7:30 PM

Dinner ends · nobody leaves

Music. Courtyard glowing. Round bar packed. Vendor got paid once — we keep getting paid.

Cocktails · $24 × hundreds of rounds

10 PM

Birthday · hotel walk-up

Out-of-town group books 6 keys — because they're already here. Balcony on the courtyard.

Walk-up · $138–$249 peak ADR

The DJ is not the attraction.
The DJ is the magnet.
The bar is the attraction.

World 6 · The stack

~$175k NET
every month · Likely.

Five revenue engines before wedding deposits. Stress-test conservative row ~$154k/mo. Year 1 ramps while stations fill. Below is the math partners should beat up.

~$3MAll-in cap

$8–12MARV Y3–5

120Parking stalls

True scale master plan — **True-scale master plan**200×84 PEMB · court void · retail south · 120 parking

Every dollar · step by step

Station rent · ~60 licenses

Salon · beauty · nails · barber · wellness · flex bays.

60 × $225/wk × 4.33 × 92% = $54,000/mo

$54kLikely

T8 Mirage Shops · micro-bays

6 bays × ~$750 = $4,500/mo

$4.5kLikely

Vendor base · Six Chef Hall

6 × $1,500 = $9,000/mo fixed

$9kfixed

Vendor 15% override

~$140k vendor gross × 15% = $21,000/mo

$21koverride

Glow Lab · T7 · owner-operated

$15,000/mo Likely

$15kLikely

Mirage bar · owner-operated

~$145k/mo gross → ~$83k–$100k NET to ops

$145kbar gross

Court · pods · ticketed nights

$11,000/mo Likely

$11kLikely

Hotel · 48 keys

48 × $138 × 66% × 30 → $45,000/mo NET

$45kNET

Mirage Ballroom · 299 seats

~4–6 events/mo = $15,000/mo NET

$15kNET

What you keep · NET monthly

~$175,000

Platform ops NET ~$115k + Hotel NET $45k + Ballroom NET $15k

Poster vs build: Day 1 VE may phase palm accessories, grand stair, some retail curtain wall. Numbers from locked docs — not an offer or guarantee.

Empty bowl.Full future.