BID FILL · Mirage 1705 · $3.8M LOCK

Mirage @ Manhattan · Bid fill (code + plans checked)

100′×110′×5 · 55,000 SF · 56 keys · H=64′ · O1/O2 · RC III · WBDR shutters in Div 08 · pool $70k · wellness $0

WORKING HARD: $3,400,000 · OWNER MAX HARD: $3,800,000
LAND: $435,000 → ALL-IN WORKING ~$3,835,000 · ALL-IN MAX ~$4,235,000
Soft DOWN $20k — IFC pack already done (PE design cut). AHJ fees still real. Pool $70k · land $435k.

Checked vs drawings: A1.0–A1.4 · A2.0/A2.1 · ADA1.0 · C0.0 H-1 · G0.1 · K1.0 · S0.1 · CFS BOQ
Geometry MATCH · 56 keys MATCH · O1/O2 MATCH · pool A2.1 MATCH · parking 100 MATCH · wellness absent MATCH
Land $435k · Headroom to max $380k · Matrix: 00-CALCS/PLAN-vs-BID-CHECK.txt

Drawing fixes before seal (not bid-ups): A2 notes still say WBDR “ALT” → change to BASE (impact OR shutters) per G0.1. ADA1.0 shows 4 mobility keys vs calcs “2 Type A” → AOR reconcile; bid TI follows plans (4).

A · Hard SOV (last bid lines · pool corrected · land $435k)

Div	Scope	Basis	Lean $	Working $	Bid $
01	General · lean OH&P · insurance	Last bid	70,000	95,000
02/31	Site pad · grading · util laterals	Last bid	40,000	55,000
32	Parking 100 · asphalt · ADA · loading · landscape	H-1 plans	135,000	175,000
03	Foundations · SOG · elev pit · no piles*	Geotech confirm shallow	150,000	165,000
05	CFS dried-in · wind 160 Exp C	CFS BOQ · RFQ ≤$1.0M	1,000,000	1,150,000
07	Roof · WRB · insulation · crown	Last bid	90,000	110,000
08	Openings + WBDR shutters + F-FRONT	Same $ as last 08+F — WBDR in base	115,000	140,000
09-L1	L1 Mirage + CRAVE TI (FFE NIC)	Last bid	185,000	210,000
09-Keys	56 unit TI + corridors	Last bid	480,000	500,000
06	Wellness / chairs	Not in program	0	0	0
14	Elevator 5-stop	Last bid	80,000	95,000
21	NFPA 13 + standpipe	Last bid	107,000	120,000
22/23/26	P / HVAC / E / FA / grease	Last bid lean MEP	193,000	205,000
Pool	North court pool	$70k (was $110/$125)	70,000	70,000
Soft	PE seal/gaps · AHJ fees · geotech · SI · BR	Split below — pack credit	118,000	160,000
Cont.	Contingency	Last bid	100,000	150,000
GC HARD TOTAL	2,933,000	3,400,000
Land (separate)	435,000	435,000	435,000
ALL-IN	3,368,000	3,835,000
OWNER HARD MAX / ALL-IN MAX	Hard ≤ $3,800,000 · All-in ≤ ~$4,235,000

Div

Scope

Basis

Lean $

Working $

Bid $

General · lean OH&P · insurance

Last bid

70,000

95,000

02/31

Site pad · grading · util laterals

Last bid

40,000

55,000

Parking 100 · asphalt · ADA · loading · landscape

H-1 plans

135,000

175,000

Foundations · SOG · elev pit · no piles*

Geotech confirm shallow

150,000

165,000

CFS dried-in · wind 160 Exp C

CFS BOQ · RFQ ≤$1.0M

1,000,000

1,150,000

Roof · WRB · insulation · crown

Last bid

90,000

110,000

Openings + WBDR shutters + F-FRONT

Same $ as last 08+F — WBDR in base

115,000

140,000

09-L1

L1 Mirage + CRAVE TI (FFE NIC)

Last bid

185,000

210,000

09-Keys

56 unit TI + corridors

Last bid

480,000

500,000

Wellness / chairs

Not in program

Elevator 5-stop

Last bid

80,000

95,000

NFPA 13 + standpipe

Last bid

107,000

120,000

22/23/26

P / HVAC / E / FA / grease

Last bid lean MEP

193,000

205,000

Pool

North court pool

$70k (was $110/$125)

70,000

Soft

PE seal/gaps · AHJ fees · geotech · SI · BR

Split below — pack credit

118,000

160,000

Cont.

Contingency

Last bid

100,000

150,000

GC HARD TOTAL

2,933,000

3,400,000

Land (separate)

435,000

ALL-IN

3,368,000

3,835,000

OWNER HARD MAX / ALL-IN MAX

Hard ≤ $3,800,000 · All-in ≤ ~$4,235,000

Soft split (why not still $180k)

Item	Why	Lean $	Working $
PE seal / gap-close (family)	IFC-3.2 drawings+calcs already built — not full CD from scratch	25,000	35,000
AHJ fees (JP + OSFM + LDH + Planning)	Parish/state fees on valuation — our pack does not reduce these	25,000	35,000
Geotech report	Still required (attach gate)	15,000	20,000
COMcheck + Hazard Tool + filings	Software / prints	3,000	5,000
Testing / special inspections	IBC Ch.17 during build	30,000	40,000
Builder’s risk	During construction	20,000	25,000
SOFT TOTAL (was $140k / $180k)	118,000	160,000

Item

Why

Lean $

Working $

PE seal / gap-close (family)

IFC-3.2 drawings+calcs already built — not full CD from scratch

25,000

35,000

AHJ fees (JP + OSFM + LDH + Planning)

Parish/state fees on valuation — our pack does not reduce these

25,000

35,000

Geotech report

Still required (attach gate)

15,000

20,000

COMcheck + Hazard Tool + filings

Software / prints

3,000

5,000

Testing / special inspections

IBC Ch.17 during build

30,000

40,000

Builder’s risk

During construction

20,000

25,000

SOFT TOTAL (was $140k / $180k)

118,000

160,000

* Foundations assume shallow — geotech confirms. CFS RFQ ≤$1.0M · wellness $0. Permit fees ≠ design fees. Work we did cuts PE design; AHJ still charges.