Louisiana buyer-timeline worksheet

1. Before purchase

Exact city/parish, zoning, eligible permit category and lawful occupancy:

Seller licenses, conditions, expiry, violations and written buyer application/transfer answer:

NSTR square/lottery or exception outcome; resident operator and contractual restrictions:

2. Before first guest

Issued owner/operator/lodging approvals, inspections and responsible issuer:

Earliest lawful opening supported by evidence; unresolved steps and reserve for delay:

Safety, insurance, guest rules and emergency response:

3. Keep taxes and renewals current

Each state/local tax or nightly fee: base, rate, collector, return and due date:

Marketplace statements versus direct bookings and missing components:

Renewal submission deadline versus expiry; fees, notices, final returns and ownership handoff:

4. Check the example and replace its assumptions

Opening-risk assumptions: no debt, $12,000 annual fixed operating cash costs and $100 contribution per lawful booked night after variable costs, excluding guest taxes. 150 nights gives $3,000; losing 40 booked nights leaves 110 and a $1,000 shortfall. Break-even 120 nights. No demand forecast or approval duration is assumed. Separately, $1,000 taxable room charges at the LDR state-only rates of 5% or 3% yield $50 or $30; local/district levies and fees are additional.

Your inputs, result and unresolved questions: