A property produces a net operating income of $10,000 in year 1,$30,000 in year 2 , and $45,000 in years 3 to 6. The property will be sold in year 5 . The resale price is estimated using a terminal capitalization rate of 8.5% applied to the sixth year NOI. What is the value of the property today using a 10.5% discount rate? 43.548 454.872 445.822 467,229