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A perpetuity pays $2500 at the end of every month for 11 months of each year. At the end of the 12th month of each

A perpetuity pays $2500 at the end of every month for 11 months of each year. At the end of the 12th month of each year, it pays double that amount. If the effective ANNUAL rate is 10.9%, what is the present value of this perpetual annuity?

Tried these answers and they were incorrect: 312782.77, 298165.14

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