Status
Escrow Re-Opened
Accepted: April 7, 2026
Purchase Price
$327,000
Conventional Loan
Target Closing Date
April 28, 2026
21 Days from Acceptance
Earnest Money
$5,000
Due 1-2 Days After Acceptance
⏳ WAITING ON: Insurance Quote Property Details
- We have requested the following information from the Listing Agent (Ryan Grauberger) so John Evans and Horace Mann can finalize the homeowners insurance quotes:
- - Roof: Type and Age
- - HVAC: Age of System
- - Plumbing/Electrical: Years systems were updated
✅ MOLD REMEDIATION UPDATE
- The Listing Agent confirmed the seller has successfully remediated the black mold issue that caused the previous cancellation. A new Residential Purchase Agreement was accepted using our previously negotiated terms.
📋 Title Report Alert: Action Required
- Spousal Signature: The seller is vested as "Janelle M. Musselman, a married woman as her sole and separate property". The title company requires that her spouse join in any conveyance before the transaction can be insured.
- Existing Liens: The seller has an open deed of trust for $249,208.00 with Guild Mortgage Company LLC that escrow will need to pay off.
- Taxes: All four installments of the $946.68 property taxes for the 2025-2026 fiscal year are currently paid.
🚨 CONFIRMED: SNWA Conservation Easement
A recorded Southern Nevada Water Authority (SNWA) Conservation Easement is permanently attached to the deed. It specifically affects 708 square feet of the front yard closest to the street. The following restrictions run with the land:
- Real grass is permanently prohibited in the converted area.
- No spray irrigation, swimming pools, ponds, or other water features are permitted in this area.
- The area must be covered by a permeable layer of mulch (e.g., rock, bark).
- The buyer can only remove these restrictions by legally buying out the contract and repaying the original $1,416 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 |
| Listing Broker |
Lori Galarza
RE/MAX Central |
|
| Escrow / Title |
Stacey Griffith (Escrow Officer)
Tina Lucid (Title Officer)
Ticor Title |
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
|
| Insurance Agent |
John Evans |
(702) 328-1120 |
| Insurance (Educator) |
Horace Mann Insurance
(CCSD / Educator Program) |
horacemann.com |
| Home Inspector |
Karl Probst
A-1 Inspections |
(702) 636-6911
karl@a1inspections.net
a1inspections.net |
| Sewer Inspector |
Cameron
702 PLUMBAIR |
Office: 702-861-7951
Cell: (725) 233-2492
www.702plumbair.com |
| Mold Inspector |
Rick
Las Vegas Mold Testing |
vegasmoldtests.com |
📝 Finalized Offer Terms & Contract Summary
Contract Terms (Per New April 7, 2026 Offer)
- Purchase Price: $327,000
- Loan Contingency: Conventional Loan. Contingency period is 21 days.
- Appraisal Contingency: 18 calendar days following acceptance.
- Due Diligence: Shortened to 2 calendar days. (Note: The property is sold "AS-IS" subject to this inspection).
- Seller Concession: Seller to pay 3% towards Buyer's closing costs.
- 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 (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 30 days after COE.
- 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. Insurance will be updated when a formal quote is received.
📅 Master Chronological Timeline
-
APR 07
Tuesday
Action: Agent
🏷️ Purchase
2nd Offer Submitted! COMPLETED
Sent over the new Residential Purchase Agreement using the previously agreed upon terms.
-
APR 07
Tuesday
Action: Seller
🏷️ Purchase
Contract Acceptance COMPLETED
Janelle signed the offer. Escrow was formally reopened with Ticor Title. Escrow #: 260130395
-
APR 08
Wednesday
Action: Buyer
🏷️ Purchase
Property Walk-Through Scheduled TODAY
Time: 4:45 PM. Shayna and Jillian are checking out the property today to physically verify the mold remediation was completed.
-
APR 09
Thursday
Action: Buyer
🏷️ Purchase
Due Diligence Deadline
Deadline: 2 Calendar Days. Shortened period just to verify the mold remediation was completed properly.
-
APR 25
Saturday
Action: Lender / Buyer
🏷️ Purchase
Appraisal Deadline
Deadline: 18 Calendar Days. Property must appraise for at least $327,000, or Buyer must notify Seller to renegotiate/cancel.
-
APR 28
Tuesday
Action: Buyer
🏷️ Purchase
Loan Contingency Ends
Deadline: 21 Calendar Days. Buyer must remove loan contingency or cancel the agreement if financing falls through.
-
APR 28
Tuesday
Action: Title
🏷️ Purchase
TARGET 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 Base Down Payment Required (3%) |
$9,810.00 |
| Less: Earnest Money Deposit Requirement |
-$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 |
| Total Itemized Closing Costs |
$4,638.72 |
| Seller Concession Breakdown |
| Total Negotiated Seller Concession (3%) |
$9,810.00 |
| Less: Applied to Itemized Closing Costs |
-$4,638.72 |
| UNUSED SELLER CONCESSION (Available for Prepaids) |
$5,171.28 |
|
*This unused balance will be applied towards Escrow Setup (Taxes & Ins.). Any remaining funds may be used to buy down the interest rate.
|
| 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 "Bring to Close" estimate assumes the remaining seller concession will fully absorb all upcoming prepaid costs calculated by the lender.