The minimum investment is $800,000 per investor. This reduced threshold applies because Magnolia Luxury Condominiums is located in a verified High Unemployment Area (HUA) — a Targeted Employment Area under USCIS EB-5 regulations. The standard EB-5 minimum for non-TEA projects is $1,050,000. The HUA designation saves each investor $250,000.
Magnolia Luxury Condominiums is structured as a debt/loan offering. Investors act as lenders to the project entity — not equity partners. This means investors have a defined loan structure with a targeted return, rather than a variable ownership stake in project profits.
This structure is preferred by many EB-5 investors because it provides a clearer repayment expectation and a defined exit mechanism — in this case, a HUD refinance or asset sale upon stabilization.
The offering carries a targeted preferred return of 2.5% per annum on invested capital. Return accrual methodology, payment schedule, and conditions are defined exclusively in the Private Placement Memorandum.
There are exactly 5 investor positions available in the Magnolia Luxury Condominiums EB-5 offering. At $800,000 per investor, the total EB-5 capital raise is $4,000,000 — one component of the $6,000,000 total project cost alongside a $1,500,000 bank construction loan and $500,000 developer equity.
Each investor receives an individual I-526E petition — not pooled with other investors — providing cleaner, more defensible immigration documentation for each family.
The estimated investment term is 3 to 5 years, measured from capital deployment through project stabilization and I-829 approval. The actual term may vary based on USCIS adjudication timelines, construction execution, and exit timing.
The construction period runs approximately 18–24 months (July 2026 to approximately 2028). Project stabilization — reaching approximately 95% occupancy — is expected within 2–3 years of construction start, after which the exit and repayment process is initiated.
The primary repayment vehicle is a HUD loan refinance upon project stabilization at approximately 95% occupancy. HUD-insured financing is one of the most established permanent debt instruments for stabilized U.S. multifamily assets. Proceeds from the refinance are used to repay EB-5 investor principal and the targeted preferred return.
A secondary repayment pathway is an outright sale of the asset. At a projected stabilized value of approximately $8,000,000 — representing roughly 2x the $4,000,000 EB-5 capital raise — the asset sale provides meaningful coverage for investor repayment.
Capital is deployed into the construction project upon I-526E filing — not upon approval. This is a requirement of the EB-5 at-risk regulation: investor capital must be genuinely at risk at the time of petition filing to qualify for EB-5 immigration benefits.
This means capital is committed to the project before USCIS has adjudicated the petition. In the event of I-526E denial, capital already deployed is not automatically returned — it remains invested in the project per the Loan Agreement terms.
The Magnolia Luxury Condominiums EB-5 offering is made under Regulation D, Rule 506(c) of the Securities Act of 1933. This exemption allows general solicitation — meaning the offering may be publicly advertised — but requires that all investors be verified accredited investors prior to investment.
Under Rule 506(c), the issuer must take reasonable steps to verify accredited investor status — a self-certification checkbox is not sufficient. Acceptable verification methods include CPA or attorney letters, bank/brokerage statements, and third-party verification services.
The I-956F is the USCIS petition for Regional Center project exemption — the foundational filing that establishes Magnolia Luxury Condominiums as a qualifying EB-5 project. Without an approved I-956F, individual I-526E investor petitions cannot be filed. Immigration Counsel (being finalized) is currently preparing the I-956F, with a target filing date of May 2026.
The I-956F also establishes the methodology by which indirect jobs — created through construction spending and community economic impact — are counted toward USCIS requirements. This is what allows all 70 qualifying jobs (not just 23 direct jobs) to support investor petitions.
The I-526E — Immigrant Petition by Regional Center Investor — is the individual immigration petition filed by each EB-5 investor. It establishes the investor's eligibility for conditional permanent residency based on their capital investment and the project's job creation. Immigration Counsel (being finalized) will file I-526E petitions beginning in July 2026, following I-956F receipt and PPM finalization.
Each investor at Magnolia Luxury Condominiums receives an individual I-526E — not pooled — meaning each family's petition stands independently. USCIS processing times for I-526E vary; consult Immigration Counsel (being finalized) for current adjudication estimates.
Upon I-526E approval, EB-5 investors and qualifying family members receive conditional permanent residency — a Green Card valid for 2 years. During this conditional period, the investor has full rights to live, work, and study anywhere in the United States.
The conditions are removed by filing the I-829 petition within the 90-day window before the conditional Green Card expires. Successful I-829 approval results in an unconditional, permanent Green Card with no further conditions.
A single $800,000 EB-5 investment covers the following family members as derivative beneficiaries under one petition — at no additional investment cost:
✓ Principal Investor — Full conditional and unconditional Green Card eligibility.
✓ Spouse — Included automatically. No additional investment required.
✓ Unmarried children under 21 — All qualifying children at time of I-526E filing are included.
Yes. Upon I-526E approval and receipt of conditional Green Cards, the investor, spouse, and qualifying children may live, work, and study anywhere in the United States without restriction. No employer sponsorship is required. Both the investor and spouse may work for any U.S. employer or start their own business.
Children may enroll in U.S. schools and universities. As permanent residents, they may qualify for in-state tuition rates at state universities — representing significant savings versus international student rates. After holding a Green Card for 5 years, the investor and family may apply for U.S. citizenship.
The I-829 — Petition by Investor to Remove Conditions on Permanent Resident Status — is filed within the 90-day window before the conditional Green Card's 2-year expiration. It requires documented evidence that the investor's capital was sustained, the project was completed, and the required jobs were created.
For Magnolia Luxury Condominiums investors, I-829 filing is expected following project stabilization — projected at 2–3 years after the July 2026 construction start, approximately 2028–2029. Immigration Counsel (being finalized) will prepare and file all I-829 petitions. Processing timelines are set by USCIS and subject to change.
No. EB-5 investors are not required to live in the state where the project is located, visit the project, or take any active role in its management. The investment is passive — the developer manages the project, and the investor's role is as a financial participant, not an operator.
Upon receiving a Green Card, investors and their families may live anywhere in the United States — Dallas, New York, San Francisco, Houston, or any other city — regardless of where Magnolia Luxury Condominiums is located.
All EB-5 immigration filings — including the I-956F, I-526E, and I-829 — are handled by Immigration Counsel (being finalized), a dedicated EB-5 immigration law firm. Immigration Counsel (being finalized) is currently preparing the I-956F filing with a target date of May 2026 and will manage all subsequent investor petition filings.
Investors are strongly encouraged to also retain their own independent immigration counsel to review the offering and provide advice specific to their individual circumstances. Project immigration counsel represents the project — not individual investors.
Magnolia Luxury Condominiums is a 32-unit market-rate residential apartment community located at 105 W 4th Street, Keene, TX 76059. The development comprises four residential buildings containing 16 one-bedroom units (approximately 970 sq ft each) and 16 two-bedroom units (approximately 1,100 sq ft each), with 6 covered garage spaces shared across the development. Total development size is approximately 35,000 square feet.
Keene was selected for three specific reasons: captive demand, supply gap, and strategic access. Southwestern Adventist University sits adjacent to the site, creating persistent year-round demand for quality rental housing. Keene currently has very few quality rental options — meaning this project does not compete in a crowded market, it fills a genuine void. And Highway 67 provides direct access to the I-35 corridor and the Fort Worth employment market within 30–45 minutes.
Additionally, the HUA designation in Keene — which qualifies for the EB-5 reserved category — means Indian investors face no visa backlog. That regulatory advantage is only possible in a market like Keene, not in downtown Dallas or Houston.
Construction is expected to begin in July 2026, following permit approval, general contractor finalization, and construction lending close. The estimated build duration is 18–24 months, with project completion and initial lease-up targeted for approximately 2028.
The civil engineering is complete. Architectural, MEP, and structural plans are in final review with permit submission expected March 2026. The site is entitled and zoned for 32 multifamily units — the highest-risk development hurdles have already been cleared.
Magnolia Luxury Condominiums is independently projected to create 70 USCIS-qualifying jobs — 23 direct construction jobs and 47 indirect jobs generated through construction spending and community economic activity. This represents 14 jobs per investor position — 40% above the 10-job USCIS minimum.
The economic impact analysis was independently conducted by Michael Kester, Economist at ImpactSource — a third-party firm with no financial interest in the offering. The HUA designation was also verified by ImpactSource.
The total project cost is $6,000,000, funded through three sources:
EB-5 Investor Capital: $4,000,000 (5 investors × $800,000)
Senior Bank Construction Loan: $1,500,000
Developer Equity: $500,000
The developer's $500,000 equity contribution means Krishna Mellamarthy has personal capital at risk alongside every EB-5 investor — an important alignment of interest.
Krishna Mellamarthy is the developer and project sponsor. Before entering real estate development, Krishna spent over 15 years as an enterprise IT project manager — including as a contractor to IBM Professional Services, managing Fortune 500 client deployments across 15 U.S. states. He holds a Master's in Computer Science from Texas A&M University.
His completed real estate project is a 40,000 sq ft commercial retail and office development in Frisco, TX — delivered on time, on budget, and fully sold out. Krishna is originally from India and came to the U.S. on an F-1 visa, later obtaining a Green Card through the EB-2 employment category.
Magnolia Luxury Condominiums will be affiliated with an established USCIS-approved third-party Regional Center. The specific Regional Center affiliation is currently being finalized as part of the I-956F process managed by Immigration Counsel (being finalized). Final details will be disclosed in the Private Placement Memorandum prior to investor subscriptions opening in June 2026.
Regional Center affiliation enables indirect job creation — construction spending, supplier activity, and community economic impact — to count toward the 70 total qualifying jobs, which is essential for supporting all 5 investor I-526E petitions.
No — and this is the single most important advantage of Magnolia Luxury Condominiums for Indian investors. India currently faces an EB-5 visa backlog in the unreserved category — meaning Indian investors in standard projects may wait years after I-526E approval before a visa number becomes available.
Because Magnolia Luxury Condominiums qualifies as a High Unemployment Area (HUA) project, investors access the EB-5 reserved category — which carries no priority date backlog for India as of 2025. This means the green card timeline is dramatically shorter than most EB-5 projects can offer Indian nationals.
Indian investors must comply with India's Foreign Exchange Management Act (FEMA) and Reserve Bank of India (RBI) regulations when remitting capital overseas. Under the Liberalized Remittance Scheme (LRS), Indian residents may remit up to USD 250,000 per financial year — meaning the $800,000 investment may require careful structuring across multiple remittance periods or through alternative approved channels.
We strongly recommend engaging a specialist in both FEMA compliance and EB-5 investments. EB5 Expert India (offices in Mumbai, Delhi, Hyderabad, and Ahmedabad) provides dedicated FEMA and RBI compliance support alongside EB-5 advisory services. Davies & Associates LLC (Mumbai, Delhi, Bangalore) offers U.S.-qualified immigration attorneys with India-based FEMA guidance.
Yes — and this is not a marketing claim. Krishna came to the United States on an F-1 student visa from India. He worked on an H-1B work visa. He earned his U.S. Green Card through the EB-2 employment-based category — for professionals with advanced degrees or exceptional ability. He has personally experienced every stage of the U.S. immigration journey, including the uncertainty, the paperwork, and the weight of building a life in a new country.
When Krishna says he understands what Indian investors are going through, he is speaking from personal experience — not a briefing document. He is personally available to meet with Indian investors in person in Dallas-Fort Worth, or via video call, in Hindi or Telugu.
Yes. Krishna Mellamarthy is available for investor calls in Hindi and Telugu — in addition to English. Calls are available Monday to Friday, 8:00 AM to 5:00 PM Central Standard Time (CST). To convert: 8:00 AM CST is 7:30 PM IST.
Yes. We have identified several reputable India-based firms with EB-5 expertise that may be able to assist Indian investors in evaluating the offering and navigating FEMA/RBI compliance. These include:
FRR Immigration (Mumbai/UAE) — USCIS-registered promoter, raised $65M+ in EB-5 capital
Acquest Advisors (Mumbai) — Pioneer EB-5 advisory firm, featured in Forbes India
Davies & Associates LLC (Mumbai, Delhi, Bangalore) — U.S.-qualified immigration attorneys with India offices
EB5 Expert India (Mumbai, Delhi, Hyderabad, Ahmedabad) — End-to-end EB-5 with FEMA/RBI compliance
Yes. Krishna is planning an India investor roadshow to meet prospective investors in person across key cities — including Mumbai, Delhi, Bangalore, Hyderabad, Chennai, and Ahmedabad. Dates are being finalized. Investors who register their interest will be the first to receive roadshow information and invitations to private investor meetings.
In the meantime, Krishna is personally available for video calls in your preferred Indian language, and welcomes in-person meetings in Dallas-Fort Worth for investors visiting the United States.
The family eligibility rules are identical regardless of nationality — your spouse and unmarried children under 21 are included as derivative beneficiaries under your single I-526E petition at no additional investment cost.
The critical difference for Indian nationals is the priority date. In the unreserved EB-5 category, Indian nationals face a backlog — meaning even after I-526E approval, they must wait for a visa number to become available before receiving their Green Card. At Magnolia Luxury Condominiums, the HUA reserved category eliminates this backlog — making the family green card timeline dramatically shorter for Indian investors compared to most other EB-5 projects.
We believe in disclosing risks clearly. The principal risks include:
Immigration Risk: USCIS may deny or delay I-526E or I-829 petitions. Processing timelines are not within developer control. USCIS regulatory changes may affect the program.
Capital Risk: This is an at-risk investment. Capital deployed at I-526E filing is not automatically returned in the event of petition denial or project underperformance.
Construction Risk: Construction delays, cost overruns, or contractor failures may affect the project timeline and investor returns. Third-party inspections are planned to mitigate but not eliminate this risk.
Market Risk: Rental market conditions in Keene, TX may change. Lease-up may take longer than projected. The projected $8M stabilized value is an estimate, not a guarantee.
Exit Risk: The HUD refinance or asset sale may not occur at projected values or timelines.
If an I-526E petition is denied, the investor's immigration pathway through this offering is affected — however, capital already deployed into the project is not automatically returned. Per EB-5 at-risk requirements, the capital is invested in the project and subject to the terms of the Loan Agreement. Refund provisions, if any, are detailed in the Private Placement Memorandum.
This is one of the most important risks to understand before investing. It is standard across all EB-5 offerings — not unique to this project. We disclose it directly because every investor deserves to understand it fully.
Construction delays are possible on any development project. We have structured Magnolia Luxury Condominiums to minimize this risk deliberately: the civil engineering is complete, plans are in final review, the site is entitled and zoned, and a professional general contractor selection process is underway. A 32-unit, four-building community of this scale is significantly less susceptible to the complex coordination failures that cause large-scale projects to run late.
Third-party inspections at every construction milestone provide independent oversight and early identification of potential issues. Quarterly investor reports will communicate any schedule changes immediately — not after they have been resolved.
USCIS regulatory changes are outside the control of any developer, attorney, or investor. The EB-5 program was most recently amended through the EB-5 Reform and Integrity Act of 2022, and further changes are always possible. No project or counsel can provide immunity from future regulatory amendments.
What we can control is ensuring Magnolia Luxury Condominiums is structured with full compliance to current law from day one — with qualified immigration counsel engaged as regulations evolve. We do not offer false certainty about regulatory risk. We offer transparency, quality structuring, and experienced counsel.
Investor capital is protected through several structural and operational measures: the debt/loan structure gives investors a defined repayment claim; the projected $8M stabilized asset value provides approximately 2x coverage against the $4M EB-5 capital raise; the developer has $500,000 of personal equity at risk alongside investors; independent third-party inspections monitor construction quality and progress; and CAP accounting provides independent financial oversight throughout the development lifecycle.
That said, no EB-5 investment is without risk. These measures reduce and manage risk — they do not eliminate it. The complete investor protection framework is detailed in the Loan Agreement and Private Placement Memorandum.