Offer Analysis — 3506 E 126 N, Rigby

Financial Breakdown

How the million
is structured.

This offer is financed with a conventional loan. Here's exactly how the purchase price breaks down between loan proceeds, cash at closing, and earnest money.

$800,000

$195K

$800,000 — Loan (80%)Conventional · 7% Fixed · 30 Years

$195,000 — Cash (19.5%)Good funds at closing

$5,000 — Earnest (0.5%)Wire transfer · Within 5 days

$1M

Purchase Price

80% — Conventional Loan$800,000 · 7% interest · 30-year fixed

19.5% — Cash at Closing$195,000 in good funds

0.5% — Earnest Money$5,000 wire transfer to closing company

🏦

Loan Type

Conventional

Fixed Rate Mortgage

📊

Interest Rate

7.00%

Fixed Rate · 30 Years

💰

Earnest Money

$5,000

Wire · Within 5 biz days

📋

Loan Status

Applied ✓

Buyer has already applied

Key Dates & Deadlines

Every date that
matters, mapped out.

From offer submission to the closing table, here's the full timeline of contractual deadlines and milestones.

March 15, 2026

Offer Submitted

Buyer Robert Cuillard submits signed RE-21

March 16 — 8:00 PM

Acceptance Deadline

Offer expires if not accepted by this time

Within 5 Business Days

Earnest Money Due

$5,000 wire to closing company

Within 5 Business Days

Proof of Funds

Documentation acceptable to seller

Within 6 Business Days

Preliminary Title

AmeriTitle delivers title commitment & CC&Rs

Within 7 Business Days

Utilities Turned On

Seller provides access to all systems

Within 10 Business Days

All Inspections Complete

Well, septic, survey all due by this deadline

April 13 — April 15, 2026

Contingencies → Closing

All contingencies due 2 days before closing. Close at AmeriTitle in Rigby.

Cost Allocation

Who pays
for what.

A clear breakdown of every closing cost and who's responsible. No surprises at the closing table.

Appraisal FeeBuyer

Lender Document / Processing FeeBuyer

Lender Tax Service FeeBuyer

Flood Certification / Tracking FeeBuyer

Title Ins. — Extended Coverage Lender's PolicyBuyer

Well Water Potability TestBuyer

Well Water Productivity TestBuyer

Closing / Escrow FeeSeller

Title Ins. — Standard Coverage Owner's PolicySeller

Septic InspectionsSeller

Septic PumpingSeller

SurveySeller

Water Rights / Shares Transfer FeeSeller

Selling Brokerage Commission — 3%Seller

Listing Brokerage Commission — 2%Seller

Appraisal FeeBuyer

Appraisal Re-InspectionN/A

Closing / Escrow FeeSeller

Lender Document / ProcessingBuyer

Lender Tax Service FeeBuyer

Flood CertificationBuyer

Lender Required InspectionsN/A

Attorney Contract PrepN/A

Title Ins. — Std Coverage Owner'sSeller

Title Ins. — Ext Coverage Lender'sBuyer

Additional Title CoverageN/A

Well Water PotabilityBuyer

Well Water ProductivityBuyer

Septic InspectionsSeller

Septic PumpingSeller

SurveySeller

Water Rights TransferSeller

Selling Brokerage — 3%Seller

Listing Brokerage — 2%Seller

⚠️

Commission Flag — Buyer's Agent Requesting 3%

The buyer's agent (Ali Van Orden / Keller Williams) is requesting a 3% selling brokerage commission, which is 0.5% higher than the 2.5% offered in the listing agreement. Combined with the 2% listing commission, total commission comes to 5% ($50,000) instead of the expected 4.5% ($45,000) — a difference of $5,000 to the seller.

✅

No Seller Concessions Requested

The buyer did not request any seller concession toward closing costs. No seller-paid repair cap was specified.

Inspections & Due Diligence

What the buyer
wants to verify.

The buyer has elected to conduct inspections. Here's what's on their list and who's ordering what.

🔍

Primary Inspection Within 5 Business Days

Contingency deadline is 2 calendar days before closing (approx. April 13, 2026). All contingencies must be satisfied, removed, or exercised by that date.

✅

Primary Home Inspection

Within 5 business days

✅

Well Water Potability

10 biz days · Ordered by Buyer

✅

Septic Inspection

10 biz days · Ordered by Seller

✅

Septic Pumping

10 biz days · Ordered by Seller

✅

Property Survey

10 biz days · Ordered by Seller

—

Lead-Based Paint

Not target housing · Waived by buyer

📄

Seller's Property Condition Disclosure

Buyer confirmed receipt. Both parties agreed the 3-business-day rescission period runs from the date of acceptance of this agreement.

Agreement Terms

The fine print,
made clear.

Every important term from the RE-21 contract, organized so you can see the full picture at a glance.

Property & Possession

Address3506 E 126 N, Rigby 83442

Legal Desc.Lot 2 Blk 1 Country Side Estates

PossessionUpon Closing

OccupancyPrimary Residence

AssignableYes

Title & Closing

Title CompanyAmeriTitle — Rigby

Title PolicyStandard Coverage Owner's

ConveyanceWarranty Deed

ProrationsUpon Closing

Fuel TankReimbursed by Buyer

Contingencies

Sale of Other PropertyNo ✓

All Cash OfferNo — Financed

Contingency Deadline2 days before close

HOAN/A

1031 ExchangeN/A

Commissions & Rights

Selling Brokerage (Buyer Side)3% — Paid by Seller

Listing Brokerage (Seller Side)2% — Paid by Seller

Total Commission5% ($50,000)

Mineral RightsIncluded ✓

Water RightsIncluded ✓

Farm/Crop RightsPer contract terms

Property DisclosureReceived ✓

Lead PaintNot target housing

Special Terms (Section 5)

Upon closing, all plumbing, heating, electrical, appliances and sprinkler system to be in proper working order.

Water rights to be included in the sale.

Items Included in Sale

Excluded Items

Parties Involved

Everyone at
the table.

All principals, agents, and service providers involved in this transaction.

Robert Cuillard

Buyer

Signed 03/15/2026 · 8:16 AM

Thayne & Laura Sparks

Sellers

Pending signature · Awaiting acceptance

Ali Van Orden

Buyer's Agent

Keller Williams East Idaho · 208-529-8888

Rick Robinson

Listing Agent

Real Estate Two70

Grant Smith

Listing Agent

Real Estate Two70

Dwayne Coburn

Responsible Broker

AmeriTitle

Title & Closing Company · Rigby, Idaho

Handling escrow, title insurance, and closing