A $19,690-$square$-$foot office space is leased at $$20$ per square foot during the first year with $$2$ step$-$up provisions each of the following years. The lease is gross with an expense stop for the tenant set at $$7$ per square foot, and yearly expenses per square foot are as follows: $$4\mathrm{.}97,$$$7,$ and $$10.$ The lease provides for $3$ months of free rent at the end of the lease term. The lease term is three years and the discount rate is $9$ percent. The landlord offers the tenant a $$1,151$ moving allowance and $$1,126$ in additional tenant improvements $($TIs$).$ What is the effective rent?