EB-5 投资移民绿卡项目分析：CMB 第 89 组（2024 年 11 月）

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因为各种原因，包括绿卡排期进度，留学生就业机会，工作签证抽签，中国家庭对子女教育和就业的安排，等等，最近考虑办 EB-5 投资移民的中国申请人越来越多，尤其是在美国国会通过法案建立了 EB-5 新政以后。请见我们新未名律师事务所的相关文章：《EB5 投资移民绿卡批准案例，2024 年 10 月》https://gonglue.us/157380，《更多 EB5 投资移民永久绿卡批准案例》https://gonglue.us/218266。

EB-5 投资人最关注的一个问题是：怎样找到靠谱的项目，面对各种宣传材料，怎样做出选择。这个和选择股票一样，归根到底要投资人自己做出决定，但是多了解信息可以有更好的决策过程。

我们新未名律所现在开始介绍分析评点市场上的多个 EB-5 投资移民项目，形式类似于股评，新车评估，餐馆评估，和各种探店，不作为具体的项目推荐和法律建议，但是根据我们的了解做出详细的信息介绍，投资项目分析，提出我们律所自己的观点，包括下面第八部分从项目各方面的打分。值得强调的是，我们的分析是与美国资深经济学家合作，根据经济学家提交的详细报告做出的。我们不接受任何 EB-5 区域中心或项目方的赞助，独立做出分析，供 EB-5 投资人考虑。

CMB Group 89 Project Overview and Analysis

CMB 第 89 组项目概览与分析

1. Overview of the Project 项目概览

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组项目旨在科罗拉多州桑顿（Thornton）建造一个先进的大型配送中心，距离丹佛不远。该设施专门用于存储和分配冷冻及冷藏商品，占地面积达 529,000平方英尺，主要服务于一家财富 500强零售商。施工于 2023年底开始，预计将在 2025年初完工。

这个项目属于 EB-5投资计划的一部分，该计划允许外国投资者通过投资创造美国就业机会的项目获得美国绿卡。

2. Highlights of This Project 项目亮点

• 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.

  
  

稳定的长期租赁
项目已与一家主要零售商签署了 20年的租赁协议，这确保了长期租户的承诺，为投资者提供稳定收入并降低风险。

• 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.

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EB-5贷款的强有力保障
CMB第 89组的贷款由资金托管账户和项目利益担保，增加了一层保障，降低了投资者寻求投资回报的风险。

• 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.

  
  

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充足的就业创造
项目预计将创造超过 1,750个就业岗位，远远超过 EB-5计划对每位投资者 10个就业岗位的要求（满足 EB5的就业需求，需要创造不到 1,000个就业岗位）。这为 EB-5投资者完成绿卡资格要求提供了充足的保障。

3. Sources of Funding 资金来源

The total estimated cost for the project is approximately $259.9 million, funded through a mix of:   项目总预算约为 2.599 亿美元，资金来源包括：

• Developer’s Own Money: $61.25 million, which shows a strong commitment from the project developers.  开发商自有资金：6,125万美元，显示了开发商对项目的强烈承诺。

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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贷款资金（CMB第 89组）：7,920万美元，以托管账户和项目利益作担保。

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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.  高级建筑贷款： 1.72亿美元，占项目资金的最大部分。该贷款优先偿还，这意味着需在其他债务之前偿还。

  
  

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4. Market Analysis 市场分析

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.  项目位于科罗拉多州桑顿，属于丹佛大都会地区内的一个快速增长区域。设施直接连接 I-25和 E-470等主要交通路线，非常适合物流和分销。

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. 尽管当地失业率较低（约 6%），但由于当前经济状况，项目仍符合目标就业区（TEA）资格。这一 TEA认证允许更低的 EB-5投资门槛，从而吸引更多外国投资者。

5. Operational Forecast Analysis 运营预测分析

• 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.  施工时间表
  项目预计在 2025年初完工，这是对潜在投资者的一个积极因素，因为这确保了设施将在完工后不久开始产生收入。

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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. 稳定的现金流
  项目与一位高知名度租户签署了长期租赁协议，确保了设施运营后稳定的收入来源。租户对长达 240个月的租赁承诺为贷款偿还和投资者回报提供了可靠保障。

  
  

  
  

6. Economic Impact Analysis 经济影响分析

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.  项目总成本接近 2.6亿美元，将通过创造 1,750多个就业岗位显著促进当地经济发展。这些就业岗位包括施工、专业服务以及设施全面运营后的永久岗位，远超 EB-5项目要求的就业创造数量。

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.   项目位于目标就业区（TEA），符合高失业区要求，使 EB-5投资者可以通过较低的投资金额获得绿卡资格。

7. Risk Analysis 风险分析

While the project has many positives, there are also some risks to consider: 尽管项目有许多优点，但也存在一些风险：

• 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.  

  ‍融资风险 1.72亿美元的高级建筑贷款需要优先偿还，这意味着 EB-5投资者处于次级还款地位。当然，CMB第 89组的贷款由资产担保，为投资者提供了一定的保护。

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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.  

  ‍对单一租户的依赖整个设施租给了一家公司。如果该零售商面临财务问题，可能会影响项目的租金收入。

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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. 

  ‍施工延误由于天气、劳动力短缺或材料成本等因素，任何意外的施工延误都可能推迟项目时间表并延迟收入产生。

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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.  

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绿卡排期
目前 EB-5类别没有排期，投资者/申请人在美国可以同时递交 I-485身份调整申请和 I-526E申请，无论出生在哪个国家（包括中国大陆）。还可以取得基于 I-485的工卡和回美证。但是，投资人实际获得绿卡的时间可能会因 EB-5类别的整体需求数量较大而延迟，前后有可能数年时间。

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)    项目评分（1-5 分，5 分为最优）

• Reliable Funding Sources: 4/5

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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.

可靠的资金来源：4/5
项目拥有多元化的资金结构，包括开发商自有资金、担保的 EB-5贷款以及高级建筑贷款，其中开发商的资金投入占据显著比例。EB-5贷款由资金托管账户和项目权益担保，为投资者提供了额外的安全保障。然而，由于对优先偿还的大额高级贷款的依赖，该评分略有降低。

• Promising Market Prospect: 5/5

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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.

有前景的市场潜力：5/5
项目位于科罗拉多州桑顿（Thornton），该地是丹佛附近蓬勃发展的物流中心。随着电子商务的快速增长，对冷藏存储设施的需求显著增加，为项目提供了强大的市场潜力。此外，与一家财富 500强零售商签订的定制长期租赁协议进一步提升了项目的吸引力。

• Reliable Operational Forecast: 4/5

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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.

可靠的运营预测：4/5
项目由具有良好信誉和成功经验的开发商 Hillwood负责，明确的施工时间表计划于 2025年初完成。然而，潜在的施工延误或意外成本超支可能影响时间表的执行，略微降低了可靠性评分。

• Economic Impact: 5/5

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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.

经济影响：5/5
项目预计将创造约 1,750个就业岗位，远远超过 EB-5投资者每人需创造 10个就业岗位的要求（项目预期招募 100名以下投资人）。这一充足的就业创造缓冲极大地增强了项目在 EB-5项目中的竞争力，确保符合签证要求。

• Risk Level: 3/5

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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.

风险水平：3/5
尽管项目具有许多优势，包括担保的资金来源和稳定的租户，但也存在一些风险，例如潜在的施工延误、对单一租户的依赖以及移民法规的不确定性。EB-5贷款的担保性质和目标就业区（TEA）认证在一定程度上缓解了这些风险，但对单一租户和大型高级贷款的高度依赖是需要注意的关键问题。

• Investor Security (4/5)

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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.

投资者安全性：4/5
EB-5资金由多种资产担保，包括托管账户和项目权益。这种安全性水平高于许多 EB-5项目，这些项目通常可能缺乏类似的保护。然而，由于高级贷款优先偿还，如果项目面临财务困难，EB-5投资者仍存在一定的风险。

9. Conclusion 结论

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.

总体而言，CMB第 89组项目对于希望通过 EB-5计划获得美国绿卡的投资者来说是一个引人注目的投资机会。该项目拥有强大的就业创造潜力、担保的 EB-5资金，以及与知名租户的长期租赁关系，提供了稳定性。然而，与任何投资一样，项目也存在一些风险，特别是在融资和对单一租户依赖方面。

对于愿意管理这些风险的投资者来说，该项目可能是实现投资回报和美国居留的有希望路径。

Prepared By New Weiming Law Group

新未名律师事务所编写

2024年 11月

新未名律所的服务

我们新未名律师事务所帮助数千位中国申请人准备和提交了 I-140 、 I-485 和各类移民签证以及非移民签证申请，获得了绿卡和签证批准，其中包括职业移民也包括亲属移民，包括 EB-1A 、 EB-1B 、 EB-1C 、 NIW 、 PERM 、 EB-2 、 EB-3，以及从 EB-2 降级到 EB-3 、 EB-5 投资移民，等等；包括 H-1B 、 B-2 、 O-1 、 L-1 等签证申请，还包括 I-485 申请被拒或者遇到 RFE 以后找到我们，在回复 RFE / NOID 以后，或提交 Motion to Reopen 以后，或重新提交申请以后，获得批准的。除了一条龙全套服务（比如从一开始准备 I-485 的全部表格和材料、到申请人全家拿到绿卡，负责到底），我们也可以根据客户的需求提供咨询（consultation），帮助回复 RFE 、 NOID，提交 Motion，帮助联系移民局询问 Case 情况并要求加速审批，陪同参加（或帮助准备）移民面试，提供翻译，以及 Review 申请表格和材料，解答问题等各种服务。

欢迎发信联系我们：

蔡律师：mcai@nwmlaw.com ; 

杨律师：qian.yang@nwmlaw.com

张律师： yuanyuan.zhang@nwmlaw.com

参见下面的视频：

免费咨询移民问题——联系方式和详细说明

https://youtu.be/HHsmVAbSrjA