Status
Under Contract
Accepted: 03/15/2026
Purchase Price
$327,000
Conventional Loan
Target Closing Date
April 15, 2026
31 Days from Acceptance
Earnest Money
$5,000
Due: Mar 17, 2026
🚨 Critical Due Diligence Alert: SNWA Conservation Easement
During the due diligence period, we must verify if a Southern Nevada Water Authority (SNWA) Water Smart Landscapes Conservation Easement is attached to the deed. If confirmed, the following restrictions run with the land:
- Real grass is permanently prohibited in the converted area.
- The area must maintain a 50% living plant canopy and use drip irrigation.
- Only permeable hardscaping is allowed in the converted space (no poured concrete or asphalt).
- The buyer can only remove these restrictions by legally buying out the contract and repaying the original SNWA rebate amount.
📞 Deal Rolodex: Parties Involved
| Buyer |
Shayna Delgado & Jillian Efelis |
(702) 666-7258 (Shayna)
(702) 622-8496 (Jillian) |
| Buyer's Agent |
Daniel Kereczman
Adobe Real Estate |
(702) 646-6442
dankereczman@gmail.com |
| Seller |
Janelle M Musselman |
Contact via Listing Agent |
| Listing Agent |
Ryan Grauberger
RE/MAX Central |
(702) 655-7926
graubergerteam@gmail.com |
| Escrow Officer |
Stacey Griffith
Ticor Title of Nevada, Inc. |
Work: (702) 545-9119
Alt Team Phone: (702) 932-0231
stacey.griffith@ticortitle.com
griffithteam@ticortitle.com |
Lender Team
Franklin Loan Center |
Christian (Branch Manager)
Luis Trujillo (Loan Officer)
Yoli Carrillo (Assistant)
Cecilia Pelayo (Processor)
|
(562) 843-1346
(323) 401-1332 | ltrujillo@franklinlc.com
ycarrillo@franklinlc.com
cpelayo@franklinlc.com
|
| Home Inspector |
Karl Probst
A-1 Inspections |
(702) 636-6911
karl@a1inspections.net
a1inspections.net |
| Sewer Inspector |
To Be Determined
(Buyer to select) |
Pending |
📝 Finalized Offer Terms & Contract Summary
Contract Terms (Per Final Executed Documents)
- Purchase Price: $327,000
- Loan Amount: $300,700 (Conventional, 3% Down)
- Seller Concession: Seller to pay 3% towards Buyer's closing fees.
- Buyer Broker Compensation: 2.5% (Paid by Seller).
- Inclusions: Existing fridge in kitchen, dishwasher, disposal, window coverings, and floor coverings are included.
- Post-Possession (Seller Rent-Back) Rules:
- Daily Rate: $71.00/day through 06/13/2026 (Max 59 days).
- Escrow Holdback / Deposit: Escrow to hold a $2,130.00 security deposit/advance from Seller's proceeds to cover the first 30 days. Any remaining funds paid directly to Buyer by Seller on or before 05/14/2026.
- Security Deposit Penalty: Security deposit is forfeited to Buyer if Seller stays over 59 days.
- Notice to Vacate Early: Seller may reduce the length of possession with at least 10 days notice.
- Walk-Through: Seller to facilitate a second walk-through before they vacate.
💳 Estimated Monthly Payment (PITI)
Principal & Interest (6.125%)
$1,927.24
Taxes (Est.)
$78.89
Insurance (Est.)
$100.00
Mortgage Insurance (PMI)
$0.00
Total Est. Monthly
~$2,106.13
*Based on a $317,190 loan amount at approx 6.125% interest over 30 years. Annual Net Property Taxes based on Assessor records ($946.68/yr). Exact P&I may vary slightly by lender.
📅 Master Chronological Timeline
-
MAR 15
Sunday
Action: Seller
🏷️ Purchase
Contract Accepted! COMPLETED
Seller signed and accepted Counter Offer #2 at 2:30 PM PDT. This sets the timeline for all contingencies.
-
MAR 16
Monday
Action: Buyer's Agent
🏷️ Purchase
Open Escrow COMPLETED
Executed paperwork sent to Stacey Griffith at Ticor Title. Escrow #260130292 opened.
-
MAR 16
Monday
Action: Agent / Buyer
🏷️ Purchase
Schedule Inspections
- Home Inspection: Agent requesting quote from Karl Probst (A-1 Inspections).
- Sewer Scope: BUYER ACTION REQUIRED: Buyer needs to find and hire a company to run a camera down the main sewer drain in the front yard.
-
MAR 17
Tuesday
Action: Buyer
🏷️ Purchase
EMD Deposit Due
Deadline: 2 Business Days. Buyers must wire the $5,000 Earnest Money Deposit.
Current Status: Wire instructions have been sent to buyers. Awaiting confirmation of wire.
-
MAR 17
Tuesday
Action: Lender / Buyer
🏷️ Purchase
Loan App & Pre-Approval
Deadline: 2 Business Days. Buyer must submit full loan app to Franklin Loan Center and provide formal pre-approval letter to Seller.
-
MAR 20
Friday
Action: Buyer
🏷️ Purchase
Seller Disclosures Due COMPLETED
SRPD and Lead-Based Paint disclosures have been received from the Listing Agent and sent to Buyers for eSign.
-
MAR 25
Wednesday
Action: Buyer
🏷️ Purchase
Due Diligence Deadline
Deadline: 10 Calendar Days. Last day to conduct all inspections (including verifying the SNWA easement), request repairs, or cancel without penalty.
-
APR 08
Wednesday
Action: Lender / Buyer
🏷️ Purchase
Appraisal Deadline
Deadline: 24 Calendar Days. Property must appraise for at least $327,000, or Buyer must notify Seller to renegotiate/cancel.
-
APR 12
Sunday
Action: Buyer
🏷️ Purchase
Final Walk-Through Window Opens
Deadline: Within 3 Days of COE. Verify property condition before signing final closing documents. (Second walk-through occurs later, when Seller vacates).
-
APR 14
Tuesday
Action: Buyer
🏷️ Purchase
Loan Contingency Ends
Deadline: 30 Calendar Days. Buyer must remove loan contingency or cancel the agreement if financing falls through.
-
APR 15
Wednesday
Action: Title
🏷️ Purchase
CLOSE OF ESCROW
Recordation Day: Transfer of legal title. (Note: Seller retains possession post-closing per the addendum).
💰 Updated Estimated Bring to Close (Buyer Net Sheet)
| Part 1: Down Payment Requirement (Must come from Buyer) |
Amount |
| Purchase Price |
$327,000.00 |
| Less: New Loan Amount (97% LTV) |
-$317,190.00 |
| Total Down Payment Required (3%) |
$9,810.00 |
| Less: Earnest Money Deposit (EMD) |
-$5,000.00 |
| REMAINING OUT-OF-POCKET DOWN PAYMENT |
$4,810.00 |
| Part 2: Closing Costs vs. Seller Concession |
Amount |
| Title, Settlement, Recording, and Transfer Tax |
| Eagle Owner's Policy |
$0.00 |
| ALTA Loan Policy - Extended |
$835.00 |
| Sale Escrow Fee |
$587.00 |
| Conveyance/Mortgage Recording Fees |
$84.00 |
| Loan Charges |
| Lender Origination & Doc Prep Fees |
$0.00 |
| Lender Underwriting Fee |
$860.00 |
| Lender Processing |
$660.00 |
| Lender Appraisal |
$600.00 |
| Tax Service / Credit Report / Flood Cert |
$170.00 |
| Broker Fees & Prorations |
| Buyer Agent Compensation - Paid By Seller |
$0.00 |
| Broker Admin Fee - Selling Broker |
$495.00 |
| Property Tax Proration & Pad |
$347.72 |
| Prepaids & Escrow Setup (Home Insurance & Property Taxes) |
[Pending Calculation] |
| Total Itemized Closing Costs |
$4,638.72 |
| Less: Seller Concession Applied (Offsetting Costs Only) |
-$4,638.72 |
|
*Max Concession is $9,810. You currently have ~$5,171 of unused seller credits that will be applied to Prepaids once calculated by the lender.
|
| TOTAL ESTIMATED BRING TO CLOSE (Part 1 + Part 2) |
$4,810.00 |
Important: Conventional loan guidelines require the minimum 3% down payment to come entirely from the buyer's funds. Seller concessions may only cover closing costs, prepaids, or discount points. This estimate assumes the remaining seller concession will fully cover upcoming prepaid costs. For informational purposes only.