{"note":"Public, non-personal facts the Evergreen guide uses. RJEC plan figures are draft estimates.","sources":{"about":{"url":"https://www.uscis.gov/working-in-the-united-states/permanent-workers/employment-based-immigration-fifth-preference-eb-5/about-the-eb-5-visa-classification","title":"USCIS: About the EB-5 Visa Classification"},"process":{"url":"https://www.uscis.gov/working-in-the-united-states/permanent-workers/employment-based-immigration-fifth-preference-eb-5/eb-5-immigrant-investor-process","title":"USCIS: EB-5 Immigrant Investor Process"},"rc":{"url":"https://www.uscis.gov/working-in-the-united-states/permanent-workers/employment-based-immigration-fifth-preference-eb-5/eb-5-immigrant-investor-regional-centers","title":"USCIS: EB-5 Regional Centers"},"qa":{"url":"https://www.uscis.gov/working-in-the-united-states/permanent-workers/employment-based-immigration-fifth-preference-eb-5/eb-5-questions-and-answers","title":"USCIS: EB-5 Questions and Answers"},"program":{"url":"https://www.uscis.gov/working-in-the-united-states/permanent-workers/eb-5-immigrant-investor-program","title":"USCIS: EB-5 Immigrant Investor Program"},"pm1":{"url":"https://www.uscis.gov/policy-manual/volume-6-part-g-chapter-1","title":"USCIS Policy Manual Vol. 6 Part G Ch. 1"},"pm2":{"url":"https://www.uscis.gov/policy-manual/volume-6-part-g-chapter-2","title":"USCIS Policy Manual Vol. 6 Part G Ch. 2 (eligibility)"},"pm4":{"url":"https://www.uscis.gov/policy-manual/volume-6-part-g-chapter-4","title":"USCIS Policy Manual Vol. 6 Part G Ch. 4 (regional centers)"},"i526":{"url":"https://www.uscis.gov/i-526","title":"USCIS Form I-526"},"i526e":{"url":"https://www.uscis.gov/i-526e","title":"USCIS Form I-526E"},"i956f":{"url":"https://www.uscis.gov/i-956f","title":"USCIS Form I-956F"},"i829":{"url":"https://www.uscis.gov/i-829","title":"USCIS Form I-829"},"i485":{"url":"https://www.uscis.gov/i-485","title":"USCIS Form I-485"},"usc":{"url":"https://www.law.cornell.edu/uscode/text/8/1153","title":"8 U.S.C. 1153 (INA 203) - Cornell LII"},"ecfr":{"url":"https://www.ecfr.gov/current/title-8/chapter-I/subchapter-B/part-204/subpart-A/section-204.6","title":"8 CFR 204.6 (eCFR)"},"vb":{"url":"https://travel.state.gov/content/travel/en/legal/visa-law0/visa-bulletin.html","title":"U.S. State Dept. Visa Bulletin"},"omb":{"url":"https://www.census.gov/geographies/reference-files/time-series/demo/metro-micro/delineation-files.html","title":"Census/OMB metro area delineation files"},"cb":{"url":"https://www.coldwellbanker.com/id/desmet/1140-evergreen-rd/lid-P00800000HH3fzv725m0QpxEu2Gzvj8Rl5WimhrC","title":"Listing: 1140 Evergreen, MLS 296292 (Coldwell Banker)"},"lpg":{"url":"https://luxurypropertygroup.us/idaho/de-smet/1140-evergreen-rd/","title":"Listing: 1140 Evergreen Rd (MLS 99000378 mirror)"},"page":{"url":"https://evergreen.eb5.investments/#pathways","title":"RJEC draft plan for 1140 Evergreen (estimates)"}},"chunks":[{"id":"prop-listing","title":"The property: 1140 Evergreen Rd, De Smet, ID 83824","text":"Public listing: 1140 Evergreen Rd, De Smet, Idaho 83824, listed at $8,250,000 (MLS 296292 on WA PRMLS; also MLS 99000378). About 1,200 acres in the Palouse: 840 acres in Idaho and 360 acres in Washington. The listing describes a working farm with a large on-site grain storage facility, two oversized heavy-duty shops, and a private airstrip. Listed September 2026 by Woodbridge Real Estate.","sources":["cb","lpg"],"tags":"property listing price acres idaho washington palouse grain storage shops airstrip mls de smet address","kind":"listing"},{"id":"prop-home","title":"The home on the property","text":"The listing shows a 1962 home with 3 bedrooms and 4 bathrooms. Listing sites disagree on size: one shows 4,184 sq ft, another shows about 5,904 sq ft, so treat size as unverified until an appraisal. A personal residence is not a commercial enterprise for EB-5, which is why the plan carves the home out.","sources":["cb","lpg","about"],"tags":"home house residence bedrooms bathrooms square feet 1962 size","kind":"listing"},{"id":"prop-lease","title":"The farm lease now in place","text":"A one-year cash rent farm lease runs from October 1, 2026 to October 1, 2027. Our file copy lists about 1,200.67 total acres with about 1,178 farmable acres, crop production only (no animals without the owner's permission). The tenant may use the grain bins and elevators. The lease notes the property is listed for sale and expects a sale to honor the lease term. Any renewal must be in writing. The plan's Q4 2026 closing is meant to honor this lease.","sources":["page","cb"],"tags":"lease tenant cash rent farm farmable acres october 2026 2027 honor crop grain bins","kind":"drive"},{"id":"bp-allocation","title":"How the $8.25M price is split (estimate)","text":"Draft estimate: of the $8,250,000 listing price, about $750,000 is the residence carve-out (not EB-5 eligible) and about $7,500,000 is the commercial agricultural estate that would sit in the new commercial enterprise (NCE). These splits are estimates pending an appraisal.","sources":["page","about"],"tags":"allocation split residence carve-out commercial ag estate nce 750 7.5 eligible price appraisal","kind":"blueprint"},{"id":"bp-pathA","title":"Pathway A: direct (standalone) I-526 (estimate)","text":"Draft plan, estimates only. One investor files a standalone Form I-526. The business is a seed and pulse cleaning, bagging and trucking hub on the farm, creating 10 direct W-2 jobs: 1 manager, 4 operators, 3 CDL drivers, 1 mechanic, and 1 logistics/sales role, about $500,000 a year in payroll. Capital stack about $9,450,000: residence $750,000, agricultural loan $4,875,000, equity $2,625,000, and EB-5 at-risk capital $1,200,000. Under current rules a standalone petition must create its own direct jobs and pooling several EB-5 investors is only allowed through a regional center.","sources":["page","about","pm2","i526"],"tags":"pathway a direct standalone i-526 one investor 10 jobs seed pulse cleaning bagging trucking hub capital stack 9.45 loan equity 1.2 payroll manager operators cdl drivers mechanic logistics sales","kind":"blueprint"},{"id":"bp-pathB","title":"Pathway B: regional center I-956F + I-526E (estimate)","text":"Draft plan, estimates only. A regional center files Form I-956F for the project, and each investor files Form I-526E. 4 investors x $800,000 = $3,200,000, plus a $300,000 developer contribution, for about $3,500,000 of capital spending (CapEx). Jobs estimate: about 33 construction jobs plus about 15 operations jobs, about 48 total, versus 40 required (10 per investor). Total project about $11,750,000 ($8,250,000 purchase plus $3,500,000 CapEx). Regional center job counts can include indirect jobs from an economic model, but construction lasting under 2 years has limits.","sources":["page","rc","i956f","i526e","pm2"],"tags":"pathway b regional center i-956f i-526e four 4 investors 800k 3.2 3.5 capex developer 33 construction 15 operations 48 jobs 40 required 11.75 total","kind":"blueprint"},{"id":"bp-timeline","title":"Project timeline (draft)","text":"Draft timeline: Q4 2026 appraisal and close the NCE purchase while honoring the farm lease. Q1-Q2 2027 file Form I-526 (Pathway A) or Form I-956F plus Form I-526E (Pathway B), plus Form I-485 if the investor is eligible for concurrent filing, and start the buildout. October 1, 2027 full operations as the lease ends. 2028-2029 sustainment period and Form I-829 to remove conditions. Watch two official dates: investment amounts adjust for petitions filed on or after January 1, 2027, and the regional center program is authorized through September 30, 2027.","sources":["page","about","i829","i485"],"tags":"timeline schedule when q4 2026 q1 q2 2027 october 1 2027 2028 2029 sustainment close appraisal file buildout steps","kind":"blueprint"},{"id":"bp-tea","title":"Rural TEA claim (to be confirmed)","text":"The plan claims the property sits in a rural targeted employment area (TEA), which would allow the reduced $800,000 minimum under current rules. This is a claim, not a determination: USCIS decides TEA status at adjudication. Rural means outside a metropolitan statistical area (MSA) and outside the boundary of any city or town of 20,000 or more people in the most recent decennial census. Listing sites place the home in Benewah or Latah County, Idaho, and part of the land is in Washington, so location facts should be confirmed by counsel.","sources":["about","pm2","omb","page"],"tags":"tea targeted employment area rural claim qualify 800k msa metropolitan county benewah latah 20,000 population","kind":"blueprint"},{"id":"off-amounts","title":"EB-5 minimum investment amounts","text":"For petitions filed on or after March 15, 2022: $1,050,000 standard, or $800,000 in a targeted employment area (TEA) or infrastructure project. The amounts adjust for inflation every five years, with the first adjustment effective for petitions filed on or after January 1, 2027. The TEA amount becomes 75 percent of the adjusted standard amount. USCIS publishes the new numbers by technical amendment in the Federal Register, so check the official page before filing.","sources":["about","pm1","usc"],"tags":"minimum investment amount how much 800,000 1,050,000 800k 1.05 inflation adjustment january 1 2027 cpi 75 percent cost","kind":"official"},{"id":"off-tea","title":"What counts as a TEA (rural or high unemployment)","text":"A targeted employment area is, at the time of investment, either a rural area or an area with unemployment of at least 150 percent of the national average. A rural area is any area outside a metropolitan statistical area (MSA, designated by OMB) and outside the outer boundary of any city or town with 20,000 or more people per the most recent decennial census. For petitions filed on or after March 15, 2022, high unemployment areas are designated by the Secretary of Homeland Security. The NCE or job-creating entity must be principally doing business in the TEA.","sources":["about","pm2","omb"],"tags":"tea targeted employment area rural definition msa 20,000 high unemployment 150 percent designate principally doing business","kind":"official"},{"id":"off-setaside","title":"Visa set-asides for rural projects","text":"Each fiscal year a share of EB-5 visas is set aside: 20 percent for rural areas, 10 percent for high unemployment areas, and 2 percent for infrastructure projects. Unused set-aside visas stay in the same category for one more fiscal year. USCIS also assigns rural Form I-526E petitions for review as a priority (first-in, first-out) for anticipated rural visa use. Visa availability by country is shown in the State Department Visa Bulletin.","sources":["about","process","vb"],"tags":"set aside 20 percent rural 10 high unemployment 2 infrastructure visa availability priority processing faster backlog visa bulletin","kind":"official"},{"id":"off-jobs","title":"Job creation rules","text":"Each EB-5 investor must create full-time positions for at least 10 qualifying employees. Full-time means at least 35 hours per week. A standalone (non-regional center) enterprise must create the jobs directly, as the employer. In a regional center, jobs can be direct or indirect, and up to 90 percent can be indirect jobs shown with a reasonable economic model. Intermittent, temporary, seasonal, or transient jobs do not qualify, though jobs expected to last at least 2 years are generally not treated as temporary. Qualifying employees exclude the investor and the investor's family.","sources":["about","pm2"],"tags":"jobs job creation 10 ten full-time 35 hours direct indirect 90 percent seasonal temporary w-2 qualifying employees economic model","kind":"official"},{"id":"off-construction","title":"Construction jobs in regional center projects","text":"For regional center petitions filed on or after May 15, 2022, Congress limited how jobs from construction activity lasting less than 2 years can count toward estimated jobs (the statute caps that share at 75 percent). This matters for Pathway B, where most estimated jobs are construction jobs, so an economist and EB-5 attorney should model the count.","sources":["pm2","usc"],"tags":"construction jobs limit less than 2 years 75 percent regional center count indirect buildout","kind":"official"},{"id":"off-pooling","title":"Pooling several investors","text":"For petitions filed on or after March 15, 2022, pooled investments with more than one EB-5 investor are only permitted under the regional center program. A standalone Form I-526 is for a single investor's own enterprise. That is why the plan's multi-investor option (Pathway B) uses a regional center.","sources":["pm2","i526","i526e"],"tags":"pool pooling multiple investors several more than one standalone regional center","kind":"official"},{"id":"off-ncecap","title":"New commercial enterprise and capital at risk","text":"The investment must go into a new commercial enterprise, a for-profit activity formed for the ongoing conduct of lawful business, such as an LLC or corporation. Owning and operating a personal residence is not a commercial enterprise. Capital must be lawfully obtained and placed at risk; there is no guaranteed return and no guaranteed outcome. Post-RIA investors generally must keep the capital invested for at least 2 years after it is placed at risk.","sources":["about","pm2","ecfr"],"tags":"new commercial enterprise nce llc residence at risk capital lawful source of funds sustain 2 years guarantee return","kind":"official"},{"id":"off-forms","title":"The EB-5 forms in order","text":"Form I-526: petition by a standalone investor. Form I-956F: a regional center's application for approval of a specific investment project, filed before associated investor petitions. Form I-526E: petition by a regional center investor. Form I-485: adjustment of status, which can be filed at the same time as the I-526 or I-526E (concurrent filing) if a visa would be immediately available. After approval, investors receive conditional permanent residence for two years. Form I-829: petition to remove conditions, filed in the 90 days before the second anniversary.","sources":["i526","i956f","i526e","i485","i829","process","qa"],"tags":"forms i-526 i-526e i-956f i-485 i-829 concurrent filing adjustment of status conditional green card remove conditions steps process","kind":"official"},{"id":"off-rcauth","title":"Regional center program dates","text":"The EB-5 Reform and Integrity Act of 2022 was signed March 15, 2022 as part of Public Law 117-103. Immigrant visas under the Regional Center Program are authorized through September 30, 2027. Regional centers must be designated by USCIS (Form I-956) and file Form I-956F for each project.","sources":["about","rc","pm4"],"tags":"regional center authorization reauthorization sunset september 30 2027 reform integrity act 2022 public law 117-103 i-956 designation","kind":"official"},{"id":"off-greencard","title":"No guaranteed green card","text":"EB-5 is a petition process decided case by case by USCIS. No project, sponsor or plan can guarantee a green card, approval timing, or any investment return. Eligibility depends on the investor's lawful source of funds, the investment being at risk, the jobs actually created, and visa availability.","sources":["about","process","vb"],"tags":"guarantee green card approval return safe promise refund timing how long","kind":"official"},{"id":"off-help","title":"Getting qualified help","text":"Before investing, talk to a licensed U.S. immigration attorney who handles EB-5, plus a securities attorney and tax adviser. USCIS posts official forms and instructions on its website and warns investors to verify information.","sources":["program","qa"],"tags":"attorney lawyer help contact next steps advice consult","kind":"official"}]}