A 13,377-square-foot office space is leased at $19 per square foot during the first year with $3 step-up provisions each of the following years. The lease is gross with an expense stop set at $7 per square foot, and yearly expenses per square foot are as follows: $5.45, $8, and $10. The lease provides for 4 months of free rent at the end of the lease term. The lease term is three years and the discount rate is 12 percent. The landlord offers the tenant a $1,018 moving allowance and $1,021 in additional tenant improvements (TIs). What is the effective rent?