De Smet, Idaho · The Palouse

1140 Evergreen

A 1,200-acre working farm, and two ways an EB-5 plan could grow it. Scroll the story, play with the numbers, ask the guide.

$8.25Mlisting price
1,200 acres840 ID + 360 WA
Grain storage+ 2 heavy shops
Private airstripper listing
Start the story ↓ Ask the guide
Chapter 1 · The land

Big ground, real infrastructure

What the public listing shows today.

Idaho · 840 ac
Washington · 360 ac
🌾
1,200
acres of Palouse farmland, about 1,178 farmable per the current lease.
🏠
1962
home · 3 bed / 4 bath. Listings show 4,184 or 5,904 sq ft, so size awaits appraisal.
🏗️
2 + bins
oversized heavy-duty shops and a large grain storage site.
🛩️
Airstrip
a private air strip on the property.
📜
Leased
one-year cash rent farm lease, Oct 1, 2026 → Oct 1, 2027. A buyer is expected to honor it.
🔖
MLS 296292
MLS 99000378
listed September 2026.
Chapter 2 · Splitting the price

The home stays out of EB-5 ESTIMATE

A personal residence is not a commercial enterprise, so the plan carves the house out and puts the working farm into the new business.

Home ~$0.75M
Commercial ag estate ~$7.5M → the NCE

Draft split of the $8,250,000 listing. The real split comes from an appraisal. Rule: USCIS, About EB-5.

Chapter 3 · Two roads

Pathway A vs. Pathway B DRAFT PLAN

Same farm, two very different ways to use EB-5 capital.

A · Direct, one investor

Form I-526 (standalone). Build a seed & pulse cleaning, bagging and trucking hub on the farm with 10 direct W-2 jobs.

Total ≈ $9.45M · EB-5 at-risk ≈ $1.2M

B · Regional center, four investors

Form I-956F + I-526E. Pool 4 investors × $800K = $3.2M, plus $300K developer money → ≈ $3.5M of buildout.

Total ≈ $11.75M = $8.25M purchase + $3.5M CapEx (purchase financing not yet set)

A in one line: simpler, one family, but every job must be a real direct employee of the business.
B in one line: more capital and modeled jobs, but needs a regional center, a project filing first, and the program's Sept 30, 2027 authorization date.
Chapter 4 · The people

Who would work here ESTIMATE

≈ $500,000 a year payroll (draft). Full-time means 35+ hours a week; seasonal jobs don't count.

Chapter 5 · Try it

Investors × dollars vs. jobs

Move the slider. See how much EB-5 money comes in and how many jobs the plan must prove.

Amount per investor

Jobs the plan expects ESTIMATE

EB-5 capital raised
$3,200,000
Jobs required (10 per investor)
40

A teaching tool, not a feasibility study. Rules: USCIS Policy Manual Vol. 6 Part G Ch. 2.

Chapter 6 · When

The road map DRAFT

Swipe across. Red cards are official dates that can move the plan.

Q4 2026

Appraise & close

Appraisal sets the home vs. farm split. Close into the new business, honoring the lease.
Jan 1, 2027

Amounts adjust

Petitions filed on or after this date use inflation-adjusted minimums.
Q1–Q2 2027

File & build

A: I-526. B: I-956F then I-526E. Plus I-485 if eligible. Buildout starts.
Sept 30, 2027

RC authorization

Regional center visas are authorized through this date today.
Oct 1, 2027

Full operations

Lease ends, hub runs at full speed.
2028–2029

Sustain & I-829

Keep capital at risk, keep jobs, then petition to remove conditions.
Chapter 7 · Watch-outs

Six things to check with counsel

TEA is a claim, not a stamp. USCIS decides rural status: outside a metro area and outside any town of 20,000+.
Pooling needs a regional center. More than one EB-5 investor in one deal = Pathway B.
Construction counts are limited. Short buildout jobs can't carry the whole job count.
Seasonal jobs don't count. Farm work must be full-time and permanent to qualify.
2027 brings new minimums. Filing after Jan 1, 2027 likely means more than $800K per investor.
Nothing is guaranteed. Capital is at risk. No green card, timing or return can be promised.
The kiosk

Ask the Evergreen guide

Plain answers drawn from our files and official U.S. government pages. Every answer lists its sources.

Hi! Ask me anything about 1140 Evergreen and how EB-5 could work here. Try a button below.
Educational only. Not legal, tax or investment advice.
💬 Ask the guide