因為各種原因，包括綠卡排期進度，留學生就業機會，工作簽證抽籤，中國家庭對子女教育和就業的安排，等等，最近考慮辦 EB-5 投資移民的中國申請人越來越多，尤其是在美國國會透過法案建立了 EB-5 新政以後。請見我們新未名律師事務所的相關文章：《EB5 投資移民綠卡批准案例，2024 年 10 月》https://gonglue.us/157380，《更多 EB5 投資移民永久綠卡批准案例》https://gonglue.us/218266。
EB-5 投資人最關注的一個問題是：怎樣找到靠譜的專案，面對各種宣傳材料，怎樣做出選擇。這個和選擇股票一樣，歸根到底要投資人自己做出決定，但是多瞭解資訊可以有更好的決策過程。
我們新未名律所現在開始介紹分析評點市場上的多個 EB-5 投資移民專案，形式類似於股評，新車評估，餐館評估，和各種探店，不作為具體的專案推薦和法律建議，但是根據我們的瞭解做出詳細的資訊介紹，投資專案分析，提出我們律所自己的觀點，包括下面第八部分從專案各方面的打分。值得強調的是，我們的分析是與美國資深經濟學家合作，根據經濟學家提交的詳細報告做出的。我們不接受任何 EB-5 區域中心或專案方的贊助，獨立做出分析，供 EB-5 投資人考慮。
CMB Group 89 Project Overview and Analysis
CMB 第 89 組專案概覽與分析
1. Overview of the Project 專案概覽
The CMB Group 89 project focuses on constructing a large, state-of-the-art distribution facility in Thornton, Colorado, just outside Denver. The facility, specifically designed to store and distribute frozen and refrigerated goods, will cover 529,000 square feet and cater to a Fortune 500 retailer. Construction began in late 2023 and is expected to be completed by early 2025.
This project is part of the EB-5 investment program, which allows foreign investors to gain a U.S. green card in exchange for investing in projects that create jobs in the United States.
CMB第 89組專案旨在科羅拉多州桑頓（Thornton）建造一個先進的大型配送中心，距離丹佛不遠。該設施專門用於儲存和分配冷凍及冷藏商品，佔地面積達 529,000平方英尺，主要服務於一家財富 500強零售商。施工於 2023年底開始，預計將在 2025年初完工。
這個專案屬於 EB-5投資計劃的一部分，該計劃允許外國投資者透過投資創造美國就業機會的專案獲得美國綠卡。
2. Highlights of This Project 專案亮點
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Stable, Long-Term Lease: The project already has a 20-year lease agreement with a major retailer, which means there’s a guaranteed tenant committed to using the facility long-term. This provides consistent income, reducing the risk for investors.
穩定的長期租賃
專案已與一家主要零售商簽署了 20年的租賃協議，這確保了長期租戶的承諾，為投資者提供穩定收入並降低風險。
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Strong Security for EB-5 Loan: The loan provided by CMB Group 89 is secured with a funding escrow account and pledged interests in the project. This added layer of security reduces the risk for investors seeking a return on their investment.
EB-5貸款的強有力保障
CMB第 89組的貸款由資金託管賬戶和專案利益擔保，增加了一層保障，降低了投資者尋求投資回報的風險。
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Generous Job Creation: The project is set to create over 1,750 jobs, which far exceeds the EB-5 program’s job creation requirement (10 jobs per investor, fewer than 1,000 total new job creations required for this EB-5 project). This ensures a comfortable cushion, helping EB-5 investors fulfill their green card eligibility requirements.
充足的就業創造
專案預計將創造超過 1,750個就業崗位，遠遠超過 EB-5計劃對每位投資者 10個就業崗位的要求（滿足 EB5的就業需求，需要創造不到 1,000個就業崗位）。這為 EB-5投資者完成綠卡資格要求提供了充足的保障。
3. Sources of Funding 資金來源
The total estimated cost for the project is approximately $259.9 million, funded through a mix of: 專案總預算約為 2.599 億美元，資金來源包括：
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Developer’s Own Money: $61.25 million, which shows a strong commitment from the project developers. 開發商自有資金：6,125萬美元，顯示了開發商對專案的強烈承諾。
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EB-5 Loan Funding (CMB Group 89): Up to $79.2 million, secured by assets such as an escrow account and project interests. EB-5貸款資金（CMB第 89組）：7,920萬美元，以託管賬戶和專案利益作擔保。
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Senior Construction Loan: Up to $172 million, making up the largest portion of the project’s funding. This senior loan takes priority in repayment, meaning it must be repaid before any other debts. 高階建築貸款： 1.72億美元，佔專案資金的最大部分。該貸款優先償還，這意味著需在其他債務之前償還。
4. Market Analysis 市場分析
The project is located in Thornton, Colorado, a rapidly growing area within the Denver Metropolitan region. The facility benefits from direct access to key transportation routes like I-25 and E-470, making it ideal for logistics and distribution. 專案位於科羅拉多州桑頓，屬於丹佛大都會地區內的一個快速增長區域。設施直接連線 I-25和 E-470等主要交通路線，非常適合物流和分銷。
Despite a relatively low unemployment rate of around 6% in the area, the project still qualifies as part of a Targeted Employment Area (TEA) due to current economic conditions. This TEA designation allows for a reduced EB-5 investment threshold, making it more attractive to foreign investors. 儘管當地失業率較低（約 6%），但由於當前經濟狀況，專案仍符合目標就業區（TEA）資格。這一 TEA認證允許更低的 EB-5投資門檻，從而吸引更多外國投資者。
5. Operational Forecast Analysis 運營預測分析
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Construction Timeline: The project is expected to be completed by early 2025, which is a strong positive factor for potential investors as it ensures the facility will start generating revenue soon after completion.施工時間表專案預計在 2025年初完工，這是對潛在投資者的一個積極因素，因為這確保了設施將在完工後不久開始產生收入。
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Steady Cash Flow: The project’s long-term lease with a high-profile tenant guarantees stable income once the facility is operational. The tenant’s commitment to a 240-month lease provides reliable cash flow that will be used to repay loans and generate returns for investors.穩定的現金流專案與一位高知名度租戶簽署了長期租賃協議，確保了設施運營後穩定的收入來源。租戶對長達 240個月的租賃承諾為貸款償還和投資者回報提供了可靠保障。
6. Economic Impact Analysis 經濟影響分析
The project’s total cost of nearly $260 million will significantly benefit the local economy by creating over 1,750 jobs, surpassing the EB-5 requirement (10 jobs per investor, fewer than 1,000 total new jobs for this project). These jobs will include construction, professional services, and permanent positions once the facility is fully operational. 專案總成本接近 2.6億美元，將透過創造 1,750多個就業崗位顯著促進當地經濟發展。這些就業崗位包括施工、專業服務以及設施全面運營後的永久崗位，遠超 EB-5專案要求的就業創造數量。
The project’s location in a TEA means it meets the high-unemployment area requirement, allowing EB-5 investors to qualify for a green card with a lower investment amount. 專案位於目標就業區（TEA），符合高失業區要求，使 EB-5投資者可以透過較低的投資金額獲得綠卡資格。
7. Risk Analysis 風險分析
While the project has many positives, there are also some risks to consider: 儘管專案有許多優點，但也存在一些風險：
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Financing Risks: The senior construction loan of up to $172 million takes priority for repayment, which means EB-5 investors are second in line. However, the CMB Group 89 loan is secured with assets, offering some protection for investors.融資風險 1.72億美元的高階建築貸款需要優先償還，這意味著 EB-5投資者處於次級還款地位。當然，CMB第 89組的貸款由資產擔保，為投資者提供了一定的保護。
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Dependence on One Tenant: The entire facility is leased to a single company. If that retailer faces financial challenges, it could affect the project’s ability to generate rental income.對單一租戶的依賴整個設施租給了一家公司。如果該零售商面臨財務問題，可能會影響專案的租金收入。
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Construction Delays: Any unexpected delays in construction due to factors like weather, labor shortages, or material costs could push back the project’s timeline and delay revenue generation.施工延誤由於天氣、勞動力短缺或材料成本等因素，任何意外的施工延誤都可能推遲專案時間表並延遲收入產生。
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Visa Bulletin: The actual time that they will receive their greencards may be several years later, depending on the overall demands in EB-5 category.
綠卡排期
目前 EB-5類別沒有排期，投資者/申請人在美國可以同時遞交 I-485身份調整申請和 I-526E申請，無論出生在哪個國家（包括中國大陸）。還可以取得基於 I-485的工卡和回美證。但是，投資人實際獲得綠卡的時間可能會因 EB-5類別的整體需求數量較大而延遲，前後有可能數年時間。
8. Our Ratings CMB Group 89 project compared to other similar EB-5 projects, using a scale of 1 to 5 (5 being the most favorable for investors) 專案評分（1-5 分，5 分為最優）
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Reliable Funding Sources: 4/5
The project has a diversified funding structure, with significant contributions from developer equity, secured EB-5 loans, and a senior construction loan. The EB-5 loan is backed by a funding escrow account and pledged interests, providing additional security. However, the reliance on a large senior loan, which takes repayment priority, slightly reduces its score.
可靠的資金來源：4/5
專案擁有多元化的資金結構，包括開發商自有資金、擔保的 EB-5貸款以及高階建築貸款，其中開發商的資金投入佔據顯著比例。EB-5貸款由資金託管賬戶和專案權益擔保，為投資者提供了額外的安全保障。然而，由於對優先償還的大額高階貸款的依賴，該評分略有降低。
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Promising Market Prospect: 5/5
The project’s location in Thornton, Colorado—a thriving logistics hub near Denver—combined with the growing demand for refrigerated storage facilities due to the e-commerce boom, gives it strong market potential. The build-to-suit arrangement with a long-term lease from a Fortune 500 retailer further enhances its attractiveness.
有前景的市場潛力：5/5
專案位於科羅拉多州桑頓（Thornton），該地是丹佛附近蓬勃發展的物流中心。隨著電子商務的快速增長，對冷藏儲存設施的需求顯著增加，為專案提供了強大的市場潛力。此外，與一家財富 500強零售商簽訂的定製長期租賃協議進一步提升了專案的吸引力。
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Reliable Operational Forecast: 4/5
The project benefits from a reputable developer (Hillwood) with a proven track record and a clear construction timeline set for completion by early 2025. However, potential construction delays or unexpected cost overruns could affect the timeline, slightly reducing its reliability score.
可靠的運營預測：4/5
專案由具有良好信譽和成功經驗的開發商 Hillwood負責，明確的施工時間表計劃於 2025年初完成。然而，潛在的施工延誤或意外成本超支可能影響時間表的執行，略微降低了可靠性評分。
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Economic Impact: 5/5
The project significantly exceeds the job creation requirements for EB-5 investors, with an estimated 1,750 jobs compared to the requirement of 10 jobs per investor. This job creation buffer greatly strengthens its position compared to other EB-5 projects, ensuring compliance with visa requirements.
經濟影響：5/5
專案預計將創造約 1,750個就業崗位，遠遠超過 EB-5投資者每人需創造 10個就業崗位的要求（專案預期招募 100名以下投資人）。這一充足的就業創造緩衝極大地增強了專案在 EB-5專案中的競爭力，確保符合簽證要求。
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Risk Level: 3/5
While the project has many strengths, including secured funding sources and a stable tenant, the risks include potential construction delays, reliance on a single tenant, and uncertainties in immigration regulations. The secured nature of the EB-5 loan and TEA designation help mitigate some of these risks, but the project’s heavy reliance on a single tenant and large senior loan are notable concerns.
風險水平：3/5
儘管專案具有許多優勢，包括擔保的資金來源和穩定的租戶，但也存在一些風險，例如潛在的施工延誤、對單一租戶的依賴以及移民法規的不確定性。EB-5貸款的擔保性質和目標就業區（TEA）認證在一定程度上緩解了這些風險，但對單一租戶和大型高階貸款的高度依賴是需要注意的關鍵問題。
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Investor Security (4/5)
The EB-5 funding is secured with various assets, including an escrow account and pledged interests in the project. This level of security is above average compared to many EB-5 projects, which may not offer such protections. However, because the senior loan takes repayment priority, EB-5 investors are still at some risk if the project faces financial difficulties.
投資者安全性：4/5
EB-5資金由多種資產擔保，包括託管賬戶和專案權益。這種安全性水平高於許多 EB-5專案，這些專案通常可能缺乏類似的保護。然而，由於高階貸款優先償還，如果專案面臨財務困難，EB-5投資者仍存在一定的風險。
| Rating (1-5) | Explanation | |
| Reliable Funding Sources | 4 | Diversified sources with secured EB-5 loans, but reliance on a large senior loan presents some risk. |
| Promising Market Prospect | 5 | Prime logistics location near Denver with strong demand for cold storage facilities. Long-term lease with a Fortune 500 tenant. |
| Reliable Operational Forecast | 4 | Experienced developer (Hillwood), but construction projects always have potential delays. |
| Economic Impact | 5 | Projected job creation of 1,750 far exceeds the EB-5 requirement of 10 jobs per investor, providing a solid buffer. |
| Investor Security | 4 | Secured EB-5 loan with assets like escrow accounts and pledged interests, reducing investor risk. However, senior loan has priority in repayment. |
| Risk Level | 3 | Moderate risk due to reliance on a single tenant and large senior loan, though secured EB-5 funding and experienced management help mitigate some risks. |
9. Conclusion 結論
Overall, the CMB Group 89 project presents a compelling investment opportunity for those seeking a U.S. green card through the EB-5 program. This project has strong job creation potential, secured EB-5 funding, and long-term lease with a reputable tenant offer stability. However, like any investment, it comes with certain risks, particularly related to financing and reliance on a single tenant.
For those willing to navigate these risks, this project could be a promising path to both investment returns and U.S. residency.
總體而言，CMB第 89組專案對於希望透過 EB-5計劃獲得美國綠卡的投資者來說是一個引人注目的投資機會。該專案擁有強大的就業創造潛力、擔保的 EB-5資金，以及與知名租戶的長期租賃關係，提供了穩定性。然而，與任何投資一樣，專案也存在一些風險，特別是在融資和對單一租戶依賴方面。
對於願意管理這些風險的投資者來說，該專案可能是實現投資回報和美國居留的有希望路徑。
Prepared By New Weiming Law Group
新未名律師事務所編寫
2024年 11月
新未名律所的服務
我們新未名律師事務所幫助數千位中國申請人準備和提交了 I-140 、 I-485 和各類移民簽證以及非移民簽證申請，獲得了綠卡和簽證批准，其中包括職業移民也包括親屬移民，包括 EB-1A 、 EB-1B 、 EB-1C 、 NIW 、 PERM 、 EB-2 、 EB-3，以及從 EB-2 降級到 EB-3 、 EB-5 投資移民，等等；包括 H-1B 、 B-2 、 O-1 、 L-1 等簽證申請，還包括 I-485 申請被拒或者遇到 RFE 以後找到我們，在回覆 RFE / NOID 以後，或提交 Motion to Reopen 以後，或重新提交申請以後，獲得批准的。除了一條龍全套服務（比如從一開始準備 I-485 的全部表格和材料、到申請人全家拿到綠卡，負責到底），我們也可以根據客戶的需求提供諮詢（consultation），幫助回覆 RFE 、 NOID，提交 Motion，幫助聯絡移民局詢問 Case 情況並要求加速審批，陪同參加（或幫助準備）移民面試，提供翻譯，以及 Review 申請表格和材料，解答問題等各種服務。
歡迎發信聯絡我們：
蔡律師：[email protected] ;
楊律師：[email protected]
張律師： [email protected]
參見下面的影片：
免費諮詢移民問題——聯絡方式和詳細說明
https://youtu.be/HHsmVAbSrjA
內容由新未名美國移民提供，
供教育和交流目的，
不作為具體的法律建議。
