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A 10-year annuity pays $3,100 per month, and payments are made at the end of each month. The interest rate is 10 percent compounded monthly

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A 10-year annuity pays $3,100 per month, and payments are made at the end of each month. The interest rate is 10 percent compounded monthly for the first five years, and 8 percent compounded monthly thereafter. What is the present value of the annuity? (Do not round intermediate calculations and round your answer to 2 decimal places, e.g., 32.16.) Present value

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