A property is listed for $175,000. A potential purchaser makes an offer of $170,000, consisting of $75,000 cash and a $95,000 mortgage back to the vendor bearing interest at 8% compounded semiannually with monthly payments for a 10-year term and a 10-year amortization. Calculate the equivalent cash value of the offer if 10-year mortgage rates in the market are at 10.25% compounded semiannually.