$1,150 founding chair
Corridor inline pads run $1,900–2,500/mo all-in for ~750 SF you must build yourself. Here you rent one chair at $1,150/mo inside a finished suite Mirage operates.
The heart of the project
Mirage is the suite master on every unit T1–T10. We hold the shell, the hood, the liquor license, and the parish path. You rent a station from us — a chef cubicle, a salon chair, a barber booth, a shop bay, or a business desk — not a $300k build-out on your own.
Founding partners · pre-open · non-binding LOI
You are not signing a $300k build-out or a whole 750 SF shell. You rent one station from Mirage — chair, cubicle, or bay — on a corridor with IHOP, Target, and a licensed social hall. Pre-app is complete. The hard parts are Mirage’s job.
Corridor inline pads run $1,900–2,500/mo all-in for ~750 SF you must build yourself. Here you rent one chair at $1,150/mo inside a finished suite Mirage operates.
Steel buildings · 70 stalls @ CO · sole liquor license · 28′ Type I hood · palm court · projector wall. You bring brand, clients, and staff — not land, grease trap, or parish path.
~48 wellness spaces + 6 chefs + bar + watch nights = clients on property all week. Your Instagram posts to the same campus that feeds Vendor Row and Mirage Hall after five.
No restaurant loan. Hood, POS, pickup to palm court included. You keep ~85% of food sales before COGS. Example: $30.5k/mo sales → ~$25.9k to you before food cost.
Non-binding LOI · $500 station deposit or $750 chef deposit applied to first month · forfeited only if you walk after lease schedule starts.
6 founding chairs + 6 chef cubicles = $15,900/mo platform base — already ~1.6× the build note before bar opens. After Year 1 founding tier, rent steps to standard tiers.
What we need from you: One-page non-binding LOI · station assignment (T___ chair # or P___ cubicle) · $500–$750 deposit · target open Q___ 202__ after CO. What you get: founding rent locked · suite placement · Mirage calendar · court pickup · corridor visibility next to IHOP & Target.
Request LOI template
Chef one-sheet PDF
504-314-8441
Read this first
Mirage operates all ten retail suites. There is no third-party landlord inside our strip. Food entrepreneurs and service entrepreneurs pay Mirage on different structures — do not mix them up.
| Lane | You pay Mirage | What you get | Where |
|---|---|---|---|
| Food · chef cubicle | $1,500/mo + 15% gross food sales |
7×25′ bay · shared 28′ hood · pickup to palm court · Mirage POS | P1–P6 · cloud kitchen |
| Service · chair / booth / bay | $1,150–1,550/mo founding tiers T8 micro-bays $500–750 |
One chair, booth, nail station, shop bay, or office desk inside a Mirage-operated suite | T1–T6 · T8 · T9–T10 |
T7 wellness = KILLED — not in Rev J program. No chair licenses. Fitness amenity only for residents.
Lane 1 · Food · P1–P6
You are not signing a restaurant loan. You rent a cubicle in our licensed, hooded kitchen — and keep your brand. This is not chair rent and not a retail suite. No storefront.
| You pay Mirage | What it covers |
|---|---|
| $1,500/mo platform fee | 7×25′ bay · shared hood · grease · utilities stub · pickup window to court · Mirage POS settlement |
| 15% of gross food sales | All orders through Mirage POS (point-of-sale) — on-site · QR · parking lot pickup (FP-1/FP-2 food pickup windows · Exhibit T) · approved delivery apps (Uber Eats · DoorDash · etc.) |
| Your build-out | Smallwares · menu · staff · inventory · brand — not bricks, hood, or land |
Example: $30,500/mo food sales → $1,500 + $4,575 (15%) = $6,075/mo to Mirage · you keep $25,925 before food cost and labor. Channel breakdown (on-site · pickup · delivery): Exhibit 4 →
Lane 2 · Chairs · booths · bays · T1–T10
T1–T10 are Mirage-operated entrepreneur suites. We build out the shell, set house standards, and rent individual stations to stylists, barbers, nail artists, realtors, and shop vendors. Your check goes to Mirage — not a middleman.
| Suite | Mirage concept | What you rent | Rent to Mirage |
|---|---|---|---|
| T1 | Salon Suites | Hair chair / booth | $1,150–1,550/mo tiers |
| T2 | Beauty Bar | Lash / brow / makeup station | $1,150–1,550/mo tiers |
| T3 | Nail Suites | Nail bay (8 inside) | $1,150–1,550/mo tiers |
| T4 | Barber Suites | Barber chair (6–8 inside) | $1,150–1,550/mo tiers |
| T5 | Wellness Suites | Esthetics / massage station | $1,150–1,550/mo tiers |
| T6 | Business Center | Office desk / suite | $1,150–1,550/mo tiers |
| T7 | wellness | KILLED · not in program | |
| T8 | Mirage Shops | Micro-retail bay (~110 SF) | $500–750/mo per bay |
| T9–T10 | Flex suites | Station or bay inside Mirage-operated suite | $1,150–1,550/mo tiers |
| Tier | Monthly to Mirage | When |
|---|---|---|
| Founding | $1,150 | First partners · pre-open / Year 1 |
| Standard | $1,350 | Stabilized inline stations |
| Premium | $1,550 | Corner · court-facing · end-cap visibility |
Corridor inline runs $1,900–2,500/mo all-in for a whole small pad. At Mirage you rent one station at $1,150–1,550 and inherit foot traffic from chefs, bar, and watch parties. A filled T1 salon suite targets ~$8k–10k/mo total to Mirage across its chairs — not one $1,150 check for the whole 750 SF.
Example · T4 Barber Suites
Platform math · what Mirage collects
Land is under contract @ 1705 · pre-app complete. $1.8M raise · construction loan ~$1.5M · build note ~$10,000/mo @ 7% / 30yr. Both lanes pay Mirage directly.
Build note · ~$1.5M construction loan
~$10,000 / month
$1,440,000 construction @ 7% / 30yr P&I · $360k FF&E (Mirage Hall + T1–T10 salon turnkey) from same $1.8M raise · licensed GC turnkey to CO
| Revenue to Mirage | Units | Rate | Monthly in |
|---|---|---|---|
| Founding stations · Lane 2 | 6 chairs/bays | $1,150 | $6,900 |
| Chef platform · Lane 1 | 6 cubicles | $1,500 | $9,000 |
| Chef 15% override | — | 15% gross | Upside · not in base |
| Mirage platform base | 12 operators | — | $15,900 |
| Less · build note P&I | — | — | −$10,000 |
| Surplus before bar | — | — | +$5,900 |
Year 1 founding tier alone ($15,900/mo platform base) covers ~1.6× the build note before bar or override. Stabilized RE income ($69,000/mo) vs note ($10,000/mo) · ~7× DSCR.
| Revenue to Mirage | Mix | Monthly in |
|---|---|---|
| Wellness space rent · 4 premium + 6 standard bays | 10 founding-tier stations | $14,300 |
| Chef platform · P1–P6 | 6 cubicles | $9,000 |
| Platform base | 16 operators | $23,300 |
| Full T1–T10 chair fill (coord.) | All suites operating | $73k–85k+ |
| Less · build note P&I | — | −$10,000 |
| Stabilized RE income | 48 wellness spaces + vendor base | ~$69,000 |
| RE vs note | — | ~7× |
Bar (~$168k/mo Likely · NOLA food-capital lane) · watch parties · events · chef 15% (~$27k/mo on ~$183k vendor gross) — published NOLA comps above RE stack. NOLA F&B comp exhibit →
Platform · not a single bet
Pick your lane
Lane 1 · Food
$1,500/mo + 15% to Mirage. Cloud kitchen · pickup to court. No storefront.
Lane 2 · Service & retail
$1,150–1,550/mo station tiers (T1–T6) · $500–750 shop bays (T8) · all to Mirage inside suites we operate.
How to enter
1705 Manhattan Blvd · Harvey · Jefferson Parish. Permanent steel · slab-on-grade · built for operators who outgrew the popup but are not ready to become their own developer.