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
Received: 03/16/2026
🚨 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 |
| 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 |
Cameron
702 PlumbAIR Services |
(725) 233-2492
702plumbair.com |
📝 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: Buyer
🏷️ Purchase
EMD Deposit Received COMPLETED
Ticor Title received the $5,000 Earnest Money Deposit via wire.
-
MAR 16
Monday
Action: Buyer
🏷️ Purchase
Disclosures Signed & Returned COMPLETED
Buyers successfully signed and returned the following documents to the listing agent:
- Seller's Real Property Disclosure (SRPD)
- Lead-Based Paint (LBP) Disclosure
- "For Your Protection" Notice
- Residential Disclosure Guide
-
MAR 16
Monday
Action: Agent / Buyer
🏷️ Purchase
Schedule Inspections COMPLETED
Both the Home Inspection and Sewer Line Inspection have been successfully scheduled.
-
MAR 17
Tuesday
Action: Lender / Buyer
🏷️ Purchase
Loan App Submitted COMPLETED
Buyers have successfully submitted their full loan application to Franklin Loan Center.
-
MAR 19
Thursday
Action: Inspectors
🏷️ Purchase
Property Inspections Scheduled
- 3:00 PM: Home Inspection with Karl Probst (A-1 Inspections).
- 3:00 PM - 5:00 PM (Arrival Window): Sewer Line Inspection with Cameron (702 PlumbAIR Services).
-
MAR 19
Thursday
Action: Title
🏷️ Purchase
Preliminary Title Report
Ticor Title to issue the preliminary title report for review.
-
MAR 25
Wednesday
Action: Buyer
🏷️ Purchase
Due Diligence Deadline
Deadline: 10 Calendar Days. Last day to conduct all inspections, 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 Base Down Payment Required (3%) |
$9,810.00 |
| Less: Earnest Money Deposit Received |
-$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.