A commercial property has an annual rent of $$170,000.$ The vacancy loss rate is $9\%$ and annual operating expenses are $45\%$ of gross income. The investor expects to sell this property in two years with an estimated net proceeds from sales of $$500,000.$ The two$-$year Treasury note has a rate of $3\%,$ the liquidity premium is $2\%$ and the required risk premium is $4\%.$ What is the net operating income $($NOI$)$ for year one? $($Show your answer to the nearest dollar with no $ or comma. For example, $$45,089\mathrm{.}87$ is shown as $45090.)$