A developer plans to start construction of a building in one year if at that point rent levels make construction feasible. At that time the building will cost $1,380,000 to construct. During the first year after construction would take place, there is a 60 percent chance that NOI will be $178,500 and a 40 percent chance that the NOI will be $90,200. In either case, NOI would be expected to increase at 2 percent per year after the first year.

How much should the developer be willing to pay for the land if he wants a 12 percent rate of return?