A financial consultant firm has presented you with an investment opportunity that will give you the following stream of cash flows: nothing for the next 2 years; starting at the following year, an amount of $4,000 per year until year 13; and after that year, an amount of $9,000 per year until year 22. If your required rate of return (APR) is 10% compounded annually, what is the future value at the end of year 22 of these cash flows?