World 1 · The site today

Empty bowl.
Full future.

1705 Manhattan Blvd — 2.2-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 $3.5M Rev J upscale hotel + CRAVE lands.

1.89 acFlag lot

Zone XFlood bowl

100×110CFS shell

Rev J ★56 residence keys · dual entry · ~$3.5M

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 · Dual entry · grand court

Two doors.
One grand court.

Rev J — CFS 100′×110′ with 100′×55′ grand court at center. Louisiana sky · stone court · palms · fire bowls · valet ellipse. Door 1 MIRAGE hotel lobby · Door 2 CRAVE dining & bar · equal neon presence. Full program · one flag lot · ~45k cars/day on the boulevard.

100×55Grand court

55,000SF GBA

~7,050CRAVE SF

100Parking

Rev J grand opening night arrival — **Grand opening · night**Porte cochère · infinity knot · purple palms

Mirage grand court plan sheet I-1 — **Sheet I-1 · grand court**100′×55′ locked · valet 2+1 · no stalls

Grand opening courtyard hero — **Grand opening vision**Cravez patio · café spill · fire bowls

Sheet I-2 porte cochère section — **Sheet I-2 · porte cochère**100′ canopy · 14′ clear · LED soffit

Rev H-1 civil site plan — **Rev H-1 civil lock**100 parking · neck IN/OUT · fire loop

L1 program · dual entry

MIRAGE hotel lobby + CRAVE dining & bar under one CFS roof · wellness killed · 100 parking locked.

Door 1 · MIRAGE Hotel

Concierge · elevators · wellness portal · porte cochère · valet ellipse · 56 residence keys upstairs.

Door 2 · CRAVE Dining

~7,050 SF · six chef kitchens · host stand · bar to court · equal neon on Manhattan.

Grand court · 100′×55′

Stone pavers · palms · fire bowls · watch wall · café spill — destination-first arrival.

World 3 · 56 Mirage Residences

Bridge overflow
captured upstairs.

40 court-facing boutique 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 grand court is already the party — not because it's cheap.

40Keys

$2,400/$3,400ADR Likely

60%Occ Likely

$66kNET/mo

Grand arrival render — **Grand arrival**Manhattan · eat · drink · stay

Pool experience board — **Pool north pad**12′×20′ · key-gated · behind building

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 steel frame · 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
$2,400/$3,400 Likely ADR — top of corridor band · not budget monthly residence
Court Residence vs Grand Residence · same building

World 4 · NOLA pull

They cross the bridge
for a full-service address.

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

48Wellness 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

Manhattan front elevation dusk — **Manhattan front**Wood slat + glass · 35′ portal

Beauty storefronts — **Wellness buildout**48 stations @ $225/wk · 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.

CRAVE dinner

Six chef kitchens · host stand · court spill · hotel guests never leave the property.

Bridge economics

CBD $250–$400/night peak pushes groups west · our Likely $2,400 / $3,400 all-in (30-day) — top of corridor chain band · court-facing boutique.

One address

CRAVE kitchens · grand court bar · wellness mornings — one register, not three venues.

Wellness daily

48 stations at $225/wk · stylists bring bodies every day before CRAVE opens.

World 5 · One Saturday

Brunch to last call.
One register.

Walk one Saturday with us. CRAVE brings people. The grand court keeps them. Mirage-run events — guests order from CRAVE kitchens. 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 — **CRAVE brunch**Door 2 · six kitchens · court spill

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

CRAVE brunch opens · smells like six kitchens

Doors on Manhattan. CRAVE open for brunch. 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 · $195–$275 peak ADR

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

World 6 · The stack

~$151k NOI
every month · Likely.

Five Rev J revenue lanes · two NET engines. Stress-test conservative row ~$110k/mo NET. Year 1 ramps while wellness fills. Below is the math partners should beat up.

~$3.5MAll-in ask

$9.35MARV @ CO

100Parking stalls

Rev H-1 civil site plan — 100 parking locked — **Rev H-1 civil site plan**CFS 100′×110′ · grand court · 100 stalls · PLS stamp package

Every dollar · step by step

Wellness · 48 stations

Salon · nails · spa · one big buildout · Mirage-operated.

48 × $225/wk × 4.33 × 92% = $43,000/mo

$43kLikely

CRAVE · 6 kitchen licenses

6 × ($1,500 + 15% × $20k) = $27,000/mo

$27kLikely

CRAVE bar · owner-operated

~$95k/mo gross → ~$43k NET to ops after COGS/payroll

$95kbar gross

Grand court · Mirage-run events

Watch nights · cover · bar attach = $8,000/mo

$8kLikely

Hotel · 56 residence keys

(56 Residences · $142k × 72.7% − 38% opex) → $64,185/mo NOI

$66kNET

Gross in the door · before opex

~$254,017

Platform gross ~$173k + Hotel room gross ~$105k

− ~$161k operating costs → NET below

What you keep · NET monthly

~$151,427

Platform ops NET ~$79k + Hotel NET $66k

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.