Multifamily Investment Opportunity
Veneta Apartments
Lane County, Oregon · 128 Units
A professionally developed market-rate apartment community offering qualified foreign investors a pathway to U.S. permanent residency through the EB-5 Immigrant Investor Program.
For Informational Purposes Only · Subject to USCIS Approval · Not a Solicitation
Zephyrus Regional Center · Lane County Covered
Regional Center Program Authorized Through 2027
Executive Summary
HT Investment Properties & Affiliates is developing Veneta Apartments, a 128-unit market-rate multifamily community in Veneta, Oregon. With a total project cost of $28.9 million, this shovel-ready development addresses a critical housing shortage in Lane County and creates the employment required for EB-5 investor qualification. The project is sponsored by the Zephyrus Regional Center, which holds geographic coverage for Lane County.
- No significant multifamily development delivered in the Veneta area for over 10 years — acute supply shortage
- Lane County vacancy rates remain healthy at 4–6%, with 3–3.5% average annual rent growth since 2020
- Developer has entitled the land, completed groundwork and permitting — project is construction-ready
- Vertically integrated developer (design, construction, management) targets 15–30% cost savings versus competitors
- Experienced sponsor: 3,200+ rental units and 1,000+ senior living units developed since 1998
- EB-5 capital structured as a loan, subordinate to senior bank debt — typical and investor-aligned structure
Note: The target capital structure has been adjusted to 10% equity, 40-50% EB-5 capital, and 40-50% bank financing. Final capital stack remains subject to lender and USCIS requirements.
The EB-5 Program — How It Works
The EB-5 Immigrant Investor Program, administered by U.S. Citizenship and Immigration Services (USCIS), allows qualified foreign nationals to obtain U.S. permanent residency (a "Green Card") by investing capital that creates American jobs.
- Minimum Investment: $800,000 in a Targeted Employment Area (TEA) such as a rural area — Veneta qualifies
- Standard Investment: $1,050,000 in non-TEA urban areas
- Job Creation: Each investor's capital must support the creation of at least 10 full-time U.S. jobs
- New Commercial Enterprise: Investment must be in a new or restructured U.S. business
- At-Risk Capital: Funds must be committed to the project and at risk throughout the investment period
- Regional Center Path: Investors in USCIS-designated regional centers benefit from "indirect job counting" — construction and economic multiplier jobs all qualify
- Zephyrus RC: The sponsoring regional center is fully approved and covers Lane County, Oregon
- Conditional Green Card: Initially granted for 2 years (I-526E approval + visa issuance)
- Permanent Green Card: Conditions removed by filing I-829 when investment and job requirements are met
I-956F Project Application Filed
Regional Center files Form I-956F with USCIS to qualify the Veneta project. Investors may file I-526E petitions ten days after I-956F is filed (or upon receipt issuance). You can begin preparing your Source of Funds documentation immediately.
Investor Files I-526E Petition
Each investor submits an I-526E petition demonstrating lawful source of funds, investment capital, and eligibility. USCIS reviews and approves the petition. During this phase, Source of Funds documentation is prepared and compiled.
Visa Issuance — Conditional Green Card
Upon I-526E approval, investors residing abroad attend a consular interview. Investors already in the U.S. may apply for adjustment of status. A 2-year conditional permanent resident card is issued to the investor and qualifying family members (spouse, children under 21).
I-829 — Conditions Removed (Permanent Residency)
Within 90 days before the conditional green card expires, investors file Form I-829 to remove conditions. Upon approval, the investor and family receive unconditional U.S. permanent residency. Capital is returned per the fund agreement terms.
Vietnamese investors may begin gathering Source of Funds documentation immediately — this is typically the most time-consuming step. Working with a qualified immigration attorney early significantly reduces delays and strengthens the petition.
Benefits for Vietnamese Investors
Vietnam is among the fastest-growing EB-5 investor communities in the United States. Vietnamese investors are attracted by strong U.S. educational institutions, stable property-backed investments, and the ability to establish a family legacy in America. The EB-5 program uniquely serves this goal while preserving capital through a structured loan investment.
U.S. Green Card for the Whole Family
The investor, their spouse, and all unmarried children under age 21 receive conditional U.S. permanent residency. Family members gain the right to live, work, and study anywhere in the United States — without employer sponsorship or school-specific visas.
World-Class U.S. Education Access
Children of Green Card holders qualify for in-state university tuition rates — saving tens of thousands of dollars versus international student fees. Access to top American universities, scholarships, and financial aid becomes immediately available.
Healthcare & Quality of Life
Permanent residents access U.S. healthcare programs and can benefit from one of the highest-quality healthcare systems in the world. Families gain long-term stability and security in a politically stable environment.
Capital Preservation — Real Estate Backed
Unlike direct equity in a startup, this EB-5 investment is structured as a loan to the project — backed by a tangible 128-unit multifamily asset in a growing U.S. market. The investment is not a donation; capital return is structured at the conclusion of the loan term.
No Language or Business Requirements
Unlike the E-2 or L-1 visa, EB-5 does not require active management of a business, English proficiency, or ongoing employment in the U.S. The investor simply meets the capital and job creation requirements through the regional center structure.
- Vietnam investors benefit from current visa availability — no significant retrogression as of the time of this brochure
- Source of Funds documentation can begin immediately — consult an immigration attorney now to prepare bank records, asset documentation, and income history
- The I-526E petition may be filed 10 days after the I-956F receipt is issued — investors in Vietnam can proceed promptly
- Vietnamese agents and brokers are welcome to contact the Hirson EB-5 team to explore referral relationships
Project Overview — Veneta Apartments
| Location | Strike Street & Cheney Drive, Veneta, Oregon 97487 |
| County | Lane County, Oregon |
| Lot Size | 5.34 Acres |
| Total Units | 128 Apartments |
| Buildings | 5 Residential + Clubhouse |
| Amenities | Fitness Center, Pool, Carports, Gated Entry, Playground |
| Parking | Gated entrance with keypad access |
| Owner Entity | Veneta Apartments, LLC |
| Permits | Obtained |
| Land | Acquired ($3.2M) |
| Site Work | Commenced |
| Construction | Full build commencement within 60–90 days |
| Expected Delivery | Lease-up beginning April 2027 |
| Stabilization | Estimated ~96.9% occupancy by November 2027 |
| Loan Term | 3-year construction term with extension options |
| RC Coverage | Zephyrus Regional Center (Lane County) |
| Units | Type | Avg Size (SF) | Market Rent | Annual Revenue | $/SF |
|---|---|---|---|---|---|
| 8 | Studio (0×1) | 474 SF | $1,395/mo | $133,920 | $2.94 |
| 44 | 1 Bed / 1 Bath | 608 SF avg | $1,593/mo avg | $840,120 | $2.62 |
| 64 | 2 Bed / 2 Bath | 1,039 SF avg | $2,015/mo avg | $1,547,520 | $1.94 |
| 12 | 3 Bed / 2 Bath | 1,184 SF | $2,225/mo | $320,400 | $1.88 |
| 128 | Total / Avg | 874 SF | $1,901/mo avg | $2,863,200 | $2.37 |
- Dark wood cabinetry with plywood construction and quartz countertops (3CM)
- Stainless steel appliances — Whirlpool dishwasher, microwave, range, refrigerator (Energy Star)
- LVT rigid 20MIL flooring throughout living areas
- Vinyl windows (Milgard or equal) with natural light optimization
- Brushed nickel hardware throughout
- 30-year architectural composite roofing
- Hardi Plank siding (fire and moisture resistant)
- Full fire sprinkler system and fire alarm throughout all buildings
Veneta Apartments is the first significant multifamily project delivered to the Veneta market in over a decade. The project captures pent-up housing demand from Eugene's workforce population seeking attainable rents within a 15-minute commute.
Market Opportunity
- Vacancy rates hold at 4–6% across the Eugene-Springfield metro — a landlord-favorable environment
- Rent growth of 30–45% since 2020, now stabilizing with projected 2027 rents of $1,550/mo for 1BR
- Population of Lane County growing 1–2% annually, supported by in-migration from higher-cost California and Washington markets
- Remote and hybrid work increasing geographic flexibility — smaller communities like Veneta benefit directly
- Eugene faces structural housing constraints: land limitations, entitlement friction, rising construction costs — Veneta serves as the natural affordability release valve
- City of Veneta identified a 20-year housing need of 2,120 units (2013–2033) — supply has not kept pace
- Median household income of $68,696 and home prices of $425K+ price many residents out of ownership — rental demand is structurally strong
| Rank | Employer | Sector | Est. Employees |
|---|---|---|---|
| 1 | PeaceHealth Sacred Heart Medical Center | Healthcare | 10,000+ |
| 2 | University of Oregon | Education | 5,000+ |
| 3 | Eugene School District 4J | Education | 3,000+ |
| 4 | Lane County Government | Government | 2,800+ |
| 5 | McKenzie-Willamette Medical Center | Healthcare | 1,200+ |
| Source: Oregon Employment Department | |||
At current mortgage rates (~6.5–7.5%), a $425K Veneta home costs approximately $2,800–$3,300/month all-in. This requires ~$95K–$115K household income to qualify — well above the local median. The result: a large, durable, and growing tenant base for market-rate apartments.
Veneta sits between the Oregon Coast and the Cascade Mountains — offering year-round outdoor recreation including Fern Ridge Reservoir boating, hiking, and fishing. This lifestyle quality differentiates the submarket and supports tenant retention.
Investment Structure
EB-5 capital is invested through the Zephyrus Regional Center as a subordinated loan to the project entity (Veneta Apartments, LLC). This is the standard structure in EB-5 financing — it aligns investor interests with project completion while the senior bank loan provides construction discipline and oversight.
| Total Project Cost | $28,869,345 |
| Developer Equity | 10% |
| Target Bank Financing | 40-50% |
| Target EB-5 Capital | 40-50% |
| Min. EB-5 Investment per Investor | $800,000 (TEA / Rural qualification) |
| Allowed Number of EB-5 Investors | 12-15 investors |
| Structure | Subordinated Loan to Project |
| Cost of Capital to Investors | ~1% annual return (paid to investors) |
| Agent / Intermediary Cost | ~2–4% (to marketing agents) |
| Regional Center Fee | ~1% annual trail |
| Regional Center Lease Fee | $50,000 (one-time) |
| Loan Priority | Subordinate to senior bank debt (standard) |
| Typical Loan Term | 5–7 years (aligned with I-829 approval) |
- Investor wires $800,000 into escrow — funds released upon I-956F qualification
- Capital deployed into construction of Veneta Apartments
- Investor receives conditional Green Card upon I-526E approval & visa issuance
- Project reaches stabilization (96.9% occupancy target by Nov 2027)
- I-829 filed to remove conditions — unconditional Green Card issued
- Capital returned to investor per loan repayment terms upon project exit or refinance
- Founded 1998 by Hans Thygeson — 25+ years of Pacific Northwest development experience
- Vertically integrated: Creations Northwest (CNW) subsidiary handles design, engineering, and construction
- HTIP Property Management subsidiary manages all completed assets — aligning incentives through ownership
- Select completed projects include: Reserve at Brookswood, Webster Ridge, Riverbend Apartments, Sunnyside Meadows, Reserve at Metolius
Job Creation — EB-5 Compliance
The core requirement of the EB-5 program is that each investor's capital creates or preserves at least 10 full-time U.S. jobs. Through the regional center indirect job counting methodology, construction projects typically generate substantial job creation well beyond the minimum threshold — providing a critical buffer for investor eligibility.
- Direct Jobs: On-site construction workers and permanent property management staff employed by the project entity
- Indirect Jobs: Workers employed by suppliers and contractors throughout the supply chain (lumber, concrete, roofing, plumbing, electrical, appliances, etc.)
- Induced Jobs: Jobs created in the local economy as workers spend wages at local businesses, restaurants, and services
- Regional center investors benefit from all three categories — significantly expanding eligible job counts compared to direct EB-5
| Cost Category | Estimated Spend | Job-Creating Activity |
|---|---|---|
| Sitework, Excavation & Utilities | $2,532,000 | Grading, excavation, utility installation crews |
| Concrete & Foundations | $1,779,000 | Concrete pours, rebar crews, structural work |
| Framing (Material + Labor) | $2,816,000 | Framing, floor & roof truss installation |
| Roofing, Siding & Insulation | $2,051,000 | Exterior envelope, moisture protection crews |
| Plumbing, HVAC & Fire | $3,010,000 | MEP subcontractors across all 5 buildings |
| Electrical | $1,654,000 | General electrical, fire alarm, lighting |
| Interior Finishes | $2,092,000 | Drywall, flooring, painting, cabinets, trim |
| Appliances & Specialties | $985,000 | Appliance install, fitness center, signage, pool |
| Soft Costs, Fees & Financing | $5,457,000 | Architecture, engineering, legal, permits |
| Total | $28,869,345 | All phases generate qualifying EB-5 jobs |
- Upon stabilization, the property requires ongoing staffing: property manager, leasing agents, maintenance technicians, and administrative staff — contributing additional direct, permanent U.S. jobs
- HTIP Property Management (a subsidiary of the developer) will manage the asset and employ local staff
- Operational job creation supports I-829 petition documentation as the project stabilizes
An independent EB-5 economist will prepare a formal Job Impact Study in connection with the I-956F project qualification filing. The study will quantify the total jobs created using USCIS-approved economic models (RIMS II or IMPLAN) applied to the $28.9M project budget. Job creation is expected to substantially exceed the 10-per-investor threshold.
Financial Summary & Risk Factors
| Income & Expense Item | Annual Amount | Per Unit / Month |
|---|---|---|
| Scheduled Market Rent (128 units) | $2,863,200 | $1,864/unit |
| Less: Vacancy Loss (5%) | ($143,160) | — |
| Additional Fees & Income | $181,836 | — |
| Total Operating Income (EGI) | $2,887,560 | — |
| Total Operating Expenses (29.5%) | ($851,808) | $554/unit |
| Net Operating Income (NOI) | $2,035,752 | $1,325/unit |
| Annual Debt Service (Bank Loan) | ($1,495,694) | — |
| Cash Flow Before Taxes | $540,058 | — |
- First units delivered and lease-up commences: April 2027
- 50% occupied: July 2027 — $121,140/month in rent revenue
- 85%+ occupied: September 2027 — $197,060/month
- Stabilization (~97% occupancy): November 2027 — $220,080/month
- Full stabilized NOI achieved: December 2027 onward
| Risk Factor | Mitigant / Context |
|---|---|
| Construction Cost Overrun | 5% hard cost and 5% soft cost contingencies are budgeted ($1.2M total). Developer's vertical integration (15–30% savings) provides additional buffer. Fixed-price construction contract in place. |
| Lease-Up / Vacancy | 5% vacancy underwritten in pro forma. Lane County vacancy is currently 4–6%. First multifamily delivered in area in 10+ years — significant pent-up demand. Projected 97% occupancy within 8 months. |
| USCIS Processing Delays | Investors may file I-526E 10 days after I-956F receipt issuance. Immigration timelines are subject to USCIS discretion. We recommend engaging immigration counsel early. |
| EB-5 Regulatory Changes | The Regional Center Program is authorized through September 30, 2027. A September 30, 2026 grandfathering deadline may impact timing. Early investment is advisable. |
| Interest Rate / Refinancing | Senior loan at 5.63% with 30-year amortization and 3-year term. DCR of 1.36× provides meaningful cushion. Stabilized value creation ($6.2M equity) supports refinance exit. |
Your Next Step
Begin Your Journey to
U.S. Permanent Residency
Veneta Apartments offers a rare combination of a shovel-ready project, an experienced developer, a covered regional center, and a supply-constrained market — the foundation for a strong EB-5 investment.
How to Proceed
- 1
Initial Consultation
Schedule a call with Hirson EB-5 and the BD Ventures team to review project details, your eligibility, and Source of Funds requirements.
- 2
Engage Immigration Counsel
Retain a qualified U.S. immigration attorney to assess your I-526E eligibility and begin compiling Source of Funds documentation immediately.
- 3
Review Investment Documents
Receive and review the Private Placement Memorandum, Operating Agreement, and Subscription Agreement with your legal and financial advisors.
- 4
Subscribe & Fund Escrow
Execute subscription documents and wire $800,000 to a FDIC-insured escrow account. Funds are held in escrow until I-956F qualification conditions are satisfied.
- 5
File I-526E Petition — Your Path Begins
Immigration counsel files your I-526E petition with USCIS. Upon approval, your Green Card journey is underway for you and your family.
Request a Consultation
Important Timing Note
The EB-5 Regional Center Program is currently authorized through September 30, 2027.
A key grandfathering deadline of September 30, 2026 may affect investor eligibility for certain protections.
We strongly encourage early engagement to maximize your opportunity.
This brochure is for informational purposes only and does not constitute an offer to sell, or a solicitation of any offer to buy, any security. All investments involve risk, including loss of principal. EB-5 investments are illiquid and subject to USCIS approval, which is not guaranteed. Visa approval and immigration outcomes depend on individual circumstances and U.S. government processing. Prospective investors should review all offering documents and consult with independent legal, tax, and financial advisors before investing. Past performance of the developer does not guarantee future results. Subject to USCIS approval. For informational purposes only.