OWNER = GC · BID SHEET LOCKED · STEEL RFQ OPEN
Bid checkoff · LOCKED ~$3.68M
All divisions locked below. Capital ask ~$3.7M at steel WORKING $1.15M (Element/RSMeans/LA-audit sourced). Stretch RFQ ≤$1.0M → ~$3.53M. Elev + FP must fit Div 07 $420k.
| Div | Full checked | LOCKED ~$3.7M | Status |
|---|---|---|---|
| 01 Site + util + lights + dumpster | $290k | $200k | ✓ LOCKED |
| 02 Foundations + geotech | $190k | $165k | ✓ LOCKED · no piles |
| 03 CFS/steel dried-in | $1.62M | $1.15M | ✓ LOCKED WORKING · RFQ |
| 04 L1 + CRAVE | $240k | $210k | ✓ LOCKED |
| 05 · 56 keys finish | $550k | $500k | ✓ LOCKED |
| 06 Wellness | $0 | $0 | KILLED |
| 07 MEP · elev · FP · LV · grease | $545k | $420k | ✓ LOCKED · bid cap |
| 08 Court · pool · monument | $140k | $125k | ✓ LOCKED · pool IN |
| 09 Soft · PE · permits · BR · OH | $265k | $180k | ✓ LOCKED |
| 10 Envelope · dual storefront · stairs · windows | $220k | $140k | ✓ LOCKED |
| 11 Contingency | $325k (8%) | $150k (~5%) | ✓ LOCKED |
| GC hard | ~$4.39M | ~$3.24M | |
| + Land | $435k | $435,000 | ✓ lock |
| All-in | ~$4.83M | ~$3.68M | ~$3.7M working ask |
Working capital ask = ~$3.7M all-in (steel mid). Hold ~$3.5M only if RFQ ≤$1.0M. Piles / elev+FP blowout still kill lean path.
~$3.7M WORKING · LOCKED (Jul 20)
Every line below is owner-locked. Steel WORKING = $1.15M (sourced mid). RFQ ≤$1.0M is stretch only — see Steel gate.
| Div | Was checked | LOCKED | Save | How |
|---|---|---|---|---|
| 01 Site | $290k | $200k | −$90k | Lean lights · defer dumpster polish · tap deposits owner-side |
| 02 Found | $190k | $165k | −$25k | Lean geotech · no piles |
| 03 Steel | $1.62M | $1.15M | −$470k | WORKING mid · ≤$1.0M = stretch · see gate |
| 04 L1 CRAVE | $240k | $210k | −$30k | Defer acoustic upgrade |
| 05 Keys | $550k | $500k | −$50k | One SKU finish · sharp crew (floor ≥$480k) |
| 06 Wellness | $0 | $0 | — | Killed |
| 07 MEP/elev/FP | $545k | $420k | −$125k | Bid cap · competitive elev + lean FP · LV minimal |
| 08 Court/pool | $140k | $125k | −$15k | Pool IN ($85k) · lean monument only |
| 09 Soft | $265k | $180k | −$85k | Phased PE · lean BR |
| 10 Envelope | $220k | $140k | −$80k | Lean storefront · fewer window types |
| 11 Contingency | $325k | $150k | −$175k | ~5% on lean hard |
| Build | ~$4.39M | ~$3.24M | −$1.15M | |
| + Land | $435k | $435k | — | |
| All-in | ~$4.83M | ~$3.68M | ~$3.7M working |
Steel gate · HARD pricing (sourced) Jul 20
Numbers below are from published comps / RSMeans citations — not a sealed Mirage bid. Harvey 160 mph Exp C is harder than the Element Hotel wind case (112 mph Exp B).
A · Published framing $/SF (what “frame” means)
| Source | What it is | $/SF | × 55k Mirage |
|---|---|---|---|
| Element Hotel · Richmond VA US Frame Factory · Scottsdale case · late 2025 |
8-story · 110k SF · CFS walls+joists package materials only · labor + sheathing OUT · wind 112 mph Exp B |
$11.34 | $624k mat only |
| RSMeans 2024 (via AAC / SFIA cites) | CFS framing material | $12–16 | $660–880k mat |
| RSMeans 2024 Boston (AAC mid-rise cite) | CFS framing @ 5–7 stories (installed band) | $24–26 | $1.32–1.43M |
| LA line audit (owner file · Harvey) | Multi-story steel L2–L5 + roof + panels + erect | — | LO $0.95–1.1M · AVG $1.3–1.6M |
B · Build-up for Mirage Div 03 (Element mat + erect + roof)
| Band | Mat @ $11.34 | Erect | Roof + sheath | Div 03 total | $/SF GBA |
|---|---|---|---|---|---|
| LO | $624k | $220k ($4/SF) | $130k | $0.97M | $18 |
| MID | $624k | $302k ($5.5/SF) | $210k | $1.14M | $21 |
| HI | $624k | $385k ($7/SF) | $300k | $1.31M | $24 |
| + Gulf wind premium | 160 mph Exp C vs Element 112 mph Exp B — expect +10–25% on structure | ~$1.05–1.45M | |||
C · Verdict for this deal
| Line | $ | Basis |
|---|---|---|
| Div 03 WORKING | $1.15M | Element build-up mid + modest Gulf bump · matches LA audit LO–mid |
| Div 03 STRETCH | $1.00M | LO path · competitive CFS panel · lean roof/sheath · no sealed U.S. 5-story proof |
| Div 03 if RSMeans Boston band | $1.32–1.43M | Installed framing cite — treat as ceiling until RFQ |
| All-in @ steel $1.15M + pool IN | ~$3.68M | Ask ~$3.7M |
| All-in only if steel ≤$1.0M | ~$3.53M | Hold $3.5M ask |
Hard truth: Element proves ~$11–12/SF materials is real for CFS hotel framing — that is ~$0.62M mat on 55k, not a $1M all-in shell. Dried-in (mat+erect+roof/sheath) clusters ~$1.0–1.4M before glass/MEP/keys. Foundation is Div 02 (separate).
RFQ same scope: Path A BASE · 100′×110′×5 · 160 mph Exp C · Butler · Nucor · VP · Cornerstone · ClarkDietrich / US Frame Factory-class CFS. Cite: Element Hotel $11.34/SF · AAC/RSMeans CFS $12–16 mat / $24–26 @ 5–7 · owner LA audit $0.95–1.6M.
Buy-order gaps (get these first)
| Priority | Item | Status |
|---|---|---|
| 1 | CFS RFQ · Path A · working $1.15M · stretch ≤$1.0M | GATE OPEN |
| 2 | Elevator · 5-stop installed · fits Div 07 $420k cap | OPEN |
| 3 | NFPA 13 + FA · 55,000 SF · fits Div 07 cap | OPEN |
| 4 | Geotech · must be SOG (no piles) | NEED |
| 5 | Impact glazing / dual storefront · lean package ≤$140k Div 10 | NEED |
| 6 | Utility tap letters (Entergy · water · sewer) | NEED |
| 7 | 3× finish-crew bids · Div 05 + ALT-INT studs | NEED |
Div 01 · Site · util · lights · dumpster ✓ LOCKED → $200k
| Line | Research | Full | LOCKED |
|---|---|---|---|
| Clear · Zone X bowl | Lean clear · stumps in | $7k | $7k |
| Soil · grade · building pad | FFE = street CLS + 6″ · free spoil Plan A | $45k | $45k |
| Detention · SWPPP · rough drainage | Civil PE | $20k | $18k |
| Asphalt parking ~100 stalls | Parish hard-surface required | $113k | $95k |
| Base landscape · stripe · ADA | AE neck = landscape/drive only | $15k | $10k |
| Utility taps (water/sewer/power stub) | Owner deposits where possible | $40k | $12k |
| Site + parking lighting | Phase half · keep life-safety | $35k | $5k |
| Dumpster / enclosure / grease pad | Functional · not polished | $15k | $8k |
| Div 01 | $290k | $200k | |
Div 02 · Foundations + geotech ✓ LOCKED → $165k
| Line | Research | Full | LOCKED |
|---|---|---|---|
| Geotech report | West Bank · decide SOG vs piles before pour | $25k | $20k |
| Footings · SOG 11,000 SF · elev pit | Lean commercial · no piles | $165k | $145k |
| Pile ALT (if geotech requires) | Breaks lean ask — not in lock | TBD | $0 |
| Div 02 | $190k | $165k | |
△ Geotech must clear SOG. Piles = raise ask.
Div 03 · CFS / steel dried-in WORKING → $1.15M · stretch $1.0M
| Line | Basis (Path A · BASE only) | Full placeholder | WORKING |
|---|---|---|---|
| CFS BASE delivered (~96 ton) | ~$2,700–3,800/ton · no ALT-INT | $1.10M | $650k |
| Erect · crane · weather-in | ~$5–6/SF GBA mid | $350k | $300k |
| Roof membrane / insulation | Lean · if not in kit | $110k | $140k |
| Opening frames only | Glass in Div 10 | $60k | $60k |
| Div 03 | $1.62M | $1.15M | |
GATE: ALT-INT corridor studs (~96 ton) stay with Div 05 finish crew — not this RFQ. See Steel gate. Do not lead with “hotel.”
Div 04 · L1 + CRAVE ✓ LOCKED → $210k
| Line | Research | Full | LOCKED |
|---|---|---|---|
| Stain / polish L1 11,000 SF | ~$2–4/SF | $28k | $28k |
| 6 kitchen bays · sinks · grease · power | Rough-in only · no cook line | $55k | $55k |
| Type I hood · duct · Ansul · MUA | Turnkey hood line | $48k | $48k |
| Bar rough | Stubs · cold · drain · power | $18k | $18k |
| Lobby · fitness shell · RRs · BOH · paint | $61k | $61k | |
| Acoustic demising kitchens ↔ residences | Deferred for lean lock | $30k | $0 |
| Div 04 | $240k | $210k | |
NIC: chef cook lines · smallwares · bar FF&E · dining furniture.
Div 05 · 56 residences finish ✓ LOCKED → $500k
Finish only after dried-in + MEP rough. Mix: 48×610 + 8×850. Includes ALT-INT corridor/demising studs labor (not in steel RFQ).
| Category | Full | LOCKED |
|---|---|---|
| Materials · all 56 · one SKU | $240–300k | $230k |
| Labor · finish crew (+ ALT-INT studs) | ~$290k | $270k |
| Div 05 | $550k | $500k |
NIC: furniture · mattresses · TVs · appliances · linens · décor. Floor ≥$480k.
Div 06 · Wellness KILLED → $0
| Line | Notes | Check |
|---|---|---|
| Salon / beauty chair buildout | Removed from program · Harvey has suite supply · keep all 56 keys | $0 |
Do not bid Div 06. SF stays residences / circulation / fitness amenity only.
Div 07 · MEP · elev · FP · LV · grease ✓ LOCKED cap → $420k
| Line | Research | Full | LOCKED cap |
|---|---|---|---|
| Electrical service · panels · branch | House + L1 heavy | $120k | $100k |
| HVAC · PTACs + L1 zones | 56 units + L1 RTU lean | $85k | $75k |
| Plumbing risers · WH | $70k | $60k | |
| Grease interceptor | CRAVE required | $25k | $25k |
| ONE elevator · 5-stop installed | Competitive bid | $95k | $80k |
| NFPA 13 + FA | Lean ~$2/SF floor | $110k | $60k |
| Low voltage · data · access · cameras · POS backbone | Minimal open | $40k | $20k |
| Div 07 | $545k | $420k | |
Bid cap: elev + sprinkler must fit — get those bids first. Blow past $420k → raise ask.
Div 08 · Court · pool · monument ✓ LOCKED → $125k · pool IN
| Line | Research | Full | LOCKED |
|---|---|---|---|
| Court hardscape · lights | Lean | $12k | $12k |
| Simple canopy / porte | $8k | $8k | |
| Pool 12′×20′ + spa bare | IN day-1 · amenity for residences | $85k | $85k |
| Stripe · ADA (w/ civil) | $10k | $10k | |
| Monument / dual-entry signage | Temp vinyl first | $25k | $10k |
| Div 08 | $140k | $125k | |
Div 09 · Soft · PE · permits · BR · OH ✓ LOCKED → $180k
| Line | Research | Full | LOCKED |
|---|---|---|---|
| AOR · civil / structural / MEP PE | Phased stamps | $120k | $90k |
| Permit · impact · tap fees | $45k | $35k | |
| Builder’s risk sized to ~$3.5M | Lean to ask | $55k | $30k |
| GL · temp · misc OH | You are GC | $45k | $25k |
| Div 09 | $265k | $180k | |
Div 10 · Envelope openings · stairs · wind ✓ LOCKED → $140k
| Line | Research | Full | LOCKED |
|---|---|---|---|
| Dual storefront MIRAGE + CRAVE | Impact · lean package | $75k | $50k |
| Windows / openings L2–L5 | Fewer types · 160 mph | $95k | $60k |
| 2 stair towers finish | Structure in Div 03 | $50k | $30k |
| Div 10 | $220k | $140k | |
Div 11 · Contingency ✓ LOCKED → $150k (~5%)
| Line | Basis | Full 8% | LOCKED |
|---|---|---|---|
| Owner-GC contingency | ~5% of lean hard (~$2.86M) | $325k | $150k |
Tighter because RFQs must be real before close. Do not cut further to fake $3.5M.
NIC · not in GC totals (stamp on every bid form)
- Furniture · mattresses · TVs · linens · décor
- Residence appliances
- Chef cook lines · smallwares · hood extras beyond shell
- Bar FF&E · POS terminals (backbone in Div 07)
- Operating inventory · liquor stock
- Wellness / salon chairs (program killed)
Capital stack · LOCKED ~$3.7M
| A · Full checked | B · LOCKED ~$3.7M | |
|---|---|---|
| 01–05 · 07–10 hard | $3,735,000 | $2,910,000 |
| 06 Wellness | $0 | $0 |
| 03 Steel (in hard above) | $1.62M in A | $1.15M WORKING |
| 09 Soft | $265,000 | $180,000 |
| 11 Contingency | $325,000 | $150,000 |
| GC hard | ~$4.39M | ~$3.24M |
| Land | $435,000 | $435,000 |
| All-in | ~$4.83M | ~$3.68M |
Buy order: (1) steel RFQ Path A/C · (2) elev · (3) sprinkler · (4) geotech SOG · (5) lean glazing · (6) concrete · (7) finish crew ×3 · (8) pool IN day-1 ($85k) — do not phase amenity for $85k.
Lender door = Column B — land $435k + lean · steel WORKING $1.15M · stretch ≤$1.0M for $3.5M ask. lender.html