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我为EB-5大西洋场/巴克莱中心项目融资所写的报导之摘要

English version here.

对于未有读过有关由纽约市区域中心(NYCRC)运行的EB-5投资移民计划及其招揽潜在中国投资者投资于大西洋场/巴克莱中心项目的宣传论点的报导的人 士,以下是一列重点关注问题的摘要:

1) 尽管所有宣传材料都是有关巴克莱中心体育场(如下面的图形显示),这个EB-5项目与篮网队或美国职业篮球协会(NBA)并没有直接的关联。



位于布鲁克林的发展商——森林城市拉特纳(FCR)——希望取得$2.49亿美元的额外资金,主要为建立一个新的铁路场。纽约州和地方政府授予特许权给 FCR,以建立一个篮球馆,并同时允许其企业发展毗邻的地段作为住宅及商业用途,而授予此特许权其中一条件是FCR必须建筑此铁路场。

(如果 FCR从债券市场借贷,企业必须支付几亿美元的利息;但若企业能获得EB-5的资金,它将能节省支付这笔利息的费用)

该铁路场是整个项目相关的基 础设施的其中一部分,并将包括在超过22亩土地上修建16幢高楼,而运动场是其中之一。

2) 这个EB-5项目几乎与计划的运动场(或体育场)巴克莱中心完全无关,其目的是为一支NBA球队提供主场。

NYCRC 声称,其正寻求投资的“项 目”包括运动场、基础设施和铁路场。但事实上,建设运动场和大部分基础设施的成本已通过债券投资和补贴被积累

3) 这个EB-5项目是依赖创造就业机会的计算以调整发给中国投资者签证的数目,这些预测至少可以说是很难理解的。

该项目的支持者声称,该投资将创造 或保持7696个工作岗位。但是被提议的$2.49亿美元的资金能确实创造或保持这么多的就业岗位是不大可能发生的

而且,无论这笔$2.49亿 美元的资金是被额外地拨到已积累基金的运动场建筑或是用于目前尚未积累资金的未来建设上——以这笔资金作为创造就业岗位的数目的基础看来都是不合情理的。

由 建筑运动场所带来的就业岗位并不依赖于FCR所获得的新资金,只有铁路场的施工所带来的就业岗位是直接由这一投资创造的。由新的住宅或商业发展所创造的就 业机会将需要大大高于试图通过EB-5所索取的$2.49亿美元的融资。

4) 由于此“项目”看来并不包括运动场,实际份额及准投资移民者似乎将远远高于NYCRC推销的17%,而这将增加投资者净风险。

5) 没有从中国投资者寻求的额外低成本融资,开发商很有可能亦有办法进行该项目。

例如,根据2010年9月8日财报发布,FCR的母公司——森林城市 企业——拥有超过$4.67亿美元的现金和信贷能力。

6) 一名NYCRC的代表未能回答一个由移民投资者发问既简单又直接的问题:如果项目其中的一个合作伙伴是俄罗斯亿万富翁米哈伊尔„普罗霍罗夫,那么为什么还 需要新的资金?

FCR可能不会向普罗霍罗夫寻求更多资金的原因是因为他像任何投资者一样,只会在获得该项目更高的份额之条件下投入资金。

7) 虽然布鲁克林区区长马蒂‧马可维兹——纽约市五个区其中一个区的“市长”—— 应该出席投资研讨会,却不会到访中国。

有关大西洋场工程寻求EB-5融资可疑的假定所造成的负面影响被流传后,他决定退出此到访中国的公务旅程。

8) 推广这个项目的网站提供并不正确的就业岗位数字。细想美国纽约州参议员查尔斯„舒默此声明:“布鲁克林早已关始翻新,为本区带来一个职业球队,还带来了一 万个新就业岗位——这一切都显示了我们所取得的成绩。”

舒默在2004年发表该声明,当时在四幢高楼本应提供10,000个办公室工作岗位。现在,只有一个办公大楼被包括在计划之内,工程亦被无限期推迟。如上 所述,“项目”的定义对中国投资者来说并不包括任何大楼。

9) 此项目与其他一些EB-5计划有所不同的是,目前还没有任何证据显示投资者可能会得到任何投资回报。项目所承诺的是,在缴纳3.8万美元后,投资者将会得 到其投资回本。该铁路场并不会产生新的收益。

10) 如果资本未能被退还,人们普通认为因为有抵押品的存在,所以投资者的资金是保证安全的。

但是尽管许多声明描述抵押物为“土地”,实际上其流动性要 少得多,概念亦更复杂——此抵押品是其余计划内发展权的股份。

缺乏一个拥有发展经验的完善合作伙伴,任何移民投资者的组织都不能发展其余的大西洋场项目。换句话说,投资者将需要一个如森林城市拉特纳的合作伙伴,而这 又意味着他们将收回一些发展权利的股份。

11) 下面的视频显示,纽约市区域中心总经理 (Gregg D. Hayden) 承诺,“巴克莱中心是……纽约市及纽约洲中20年来最重要的项目”,“在来年能创造超过一万多个就业岗位。”

但是,没有研究此项目的政府机构声称项目“在来年能创造超过一万多个就业岗位”。此外,许多人亦认为,重建9/11恐怖襲擊後的世貿中心——零点地带—— 是一个更重要的项目。

12) 其中一名NYCRC的管理委托人保莱文索恩 纽约市区域中心主席 (Paul Levinsohn)因一项他和合作伙伴实施的计划而被调查(但未被起诉),该计划在国有土地上及不欢迎他们的城市放置广告牌。

文索恩前老板新泽西州州长詹姆斯·麦格瑞维亦表示:“整件事看起来糟透了。”

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