Investor Portfolio
Mirage District
Food Infrastructure Platform Across from NASA Michoud
Professional by day. Cinematic by night. Built for workforce utility first.
Thesis: Build daily recurring cash flow first; use receptions/events as disciplined margin amplification.
Hero render - Mirage District site identity and arrival posture.
Problem + Demand
What workers feel now
- Time lost leaving corridor routes to find reliable food.
- Recurring delivery/service fees eroding daily value.
- No unified nearby destination for lunch, catering, and hosted gatherings.
Why demand is underwritable
- NASA/Michoud-adjacent workforce traffic already exists.
- Industrial/professional movement is daily, not seasonal only.
- Corporate tray/catering demand is recurring and monetizable.
Site rendering aligned to destination-quality hospitality in New Orleans East.
One Coherent Solution
Food-infrastructure platform first. Receptions/events are an amplifier, not the survival engine.
Core engine
- Hospitality OS — site feature: order from seat or parking stall; Mirage-hired runners (not per-vendor servers)
- Commissary-enabled food operations
- Weekday throughput and pickup reliability
- Vendor ecosystem + owned beverage economics
Amplifier layer
- Hosted receptions and controlled event cadence
- Higher-margin evening monetization
- Brand gravity without permit posture drift
Rev 7.7 Site Plan
18-container courtyard-primary layout — no outdoor stage (CUDO avoidance).
REV 7.7 site plan — north pavilion and stage removed per program lock.
Preliminary unsealed drawings disclaimer: Owner-issued preliminary visuals shown for concept and execution alignment only; not for permit submittal or construction.
Building Authority — REV 9.5 (Maison Mirage)
120′×80′ hall · ~6,000 SF · no front containers · full NFPA 13 · L-core PEMB superseded.
A0.1 REV 9.5 — site (Maison on pad, not L-core).
A1.1 REV 9.5 — Maison Mirage floor (building authority).
PRELIMINARY OWNER COORDINATION — NOT FOR CONSTRUCTION UNTIL AOR/PE STAMP. See stamp-package.html on miragedistrictnola.com.
Business Model + Capital Stack
Revenue channels
- Vendor base rent and participation
- Mirage-owned beverage margin
- Workforce breakfast/lunch/pickup
- Corporate/direct catering
- Receptions/events as additive upside
Capital stack
| Source | Amount |
|---|
| Phase 1A Partnership Pool (12% Class A) | $1,000,000 |
| CRE construction loan | $450,000 |
| Equipment financing | $243,000 |
| Vendor founding capital | $100,000 |
| Container lease (Scope E) | ~$64,000 |
| Total deployed | ~$1.857M |
CRE loan must be re-scoped Week 1 to REV 9.5 (not L-core PEMB). See CAPITAL-RECONCILIATION-REV95.md · $243K equipment breakdown · kitchen schedule.
Milestones, Risks, and Mitigations
Milestones
- Pre-open readiness: complete infrastructure and operating systems.
- Month 1-3: prove throughput and repeat account behavior.
- Month 6: optimize margin mix and event add-on performance.
- Month 12: establish expansion-ready unit economics.
Risk controls
- Clamp-tight permit posture and language discipline.
- Food-infrastructure first to avoid event dependency.
- Milestone-gated deployment and transparent reporting.
- Operational SOPs for flow, weather, and reliability.
What Success Looks Like in 12 Months
| KPI |
Success Signal |
| Weekday transaction velocity | Consistent growth with repeat user behavior |
| Corporate account cadence | Active recurring B2B ordering pattern |
| Catering contribution | Meaningful and growing revenue share |
| Service reliability | High on-time fulfillment during peak windows |
| Vendor stability | High occupancy with low disruptive churn |
| Gross margin mix | Improvement versus opening baseline |
| Event amplification quality | Additive uplift while weekday engine remains primary |
| Worker friction relief | Time/fee reduction evidenced by repeat corridor adoption |
Phase 1A Capital Partners
4.4×
Illustrative MOIC on $1M · 12% Class A · five-year base case · not guaranteed
Clear terms
| Total raise | $1,000,000 |
| Your stake | 12% Class A |
| Post-money | ~$8.33M |
| Tranche 1 | $400K · permits + CRE TS |
| Tranche 2 | $600K · CO + 60 days ops |
| Liquidation pref | 1× on $1M (target) |
Base case — 5 years (illustrative)
| Cumulative distributions | ~$1.04M |
| Year 5 exit @ 4.5× profit | ~$3.40M |
| Total return | ~$4.44M |
| MOIC | ~4.4× |
| IRR (band) | ~38% |
Downside planning: ~1.4× MOIC with lower capture. Distributions only (no exit): ~1.04× base. Full tables: investors.html#roi
Investor Ask
Target: $1,000,000 Phase 1A Partnership Pool — 12% Class A for Phase 1A Capital Partners (~$8.3M post-money). Ownership retains 88% (land holdco + execution).
What we need
- $1M pool · 12% Class A · $400K + $600K tranches
- CRE + equipment stack unchanged ($450K + $243K)
- Strategic introductions to recurring account buyers
Why this wins now
- Demand exists now; infrastructure is the gap.
- Workforce utility creates recurring, defendable value.
- Events expand return profile without narrative drift.
One-Page Read-Aloud Script
Mirage District is a food-infrastructure platform built across from NASA Michoud.
We are solving a daily workforce problem: too much time lost and too many fees paid for fragmented food access.
Our model is one concept with one through-line: food infrastructure first, receptions and events as amplifier.
This matters because demand is already here. We are not waiting on a speculative population story. We are capturing daily movement that already spends in this corridor.
Revenue is diversified by design: vendor economics, owned beverage margin, workforce pickup and lunch, corporate catering, then disciplined reception upside.
Capital is structured for execution discipline: one million dollars in the Phase 1A Partnership Pool for twelve percent Class A, a four hundred fifty thousand CRE construction loan, equipment financing, and vendor founding capital. Five-year base case: about fifty-six million in revenue and about twenty-three million in operating profit — illustrative four point four times return on the million — not guaranteed.
The location advantage is practical and defensible. Across from NASA Michoud, Mirage can provide direct worker time and fee relief while building a durable East-based destination.
In 12 months, success means this: repeat weekday demand, recurring corporate accounts, reliable service, stronger margins, and events that clearly amplify - not carry - the business.
If you want a project with emotional pull and operational credibility, Mirage is that platform.